But she loves knowing she is only doing it because she wants to, not because she has to. Yes

I might toy with that idea a bit. #4 Understandable.

My advice for new investors is to stay laser focused on developing a strong track record.

Wow, I'd say much is portrayed with a high degree of over simplification.Consider when someone sells a business, say a toy store, that new buyer may be in a master lease arrangement, keeping the old owner responsible on the lease.MLOs can be seen as a financing arrangemet, tons of risks to consider in resdential, commercial, many laws like the SAFE Act don't apply, doesn't mean you have license to do whatever you can dream up.A seller can always hold the middle man responsible, it may not just be, "oh well, it didn't work out, sorry" and walk away.

The best part is that i can't spend money i don't have on toys.

Despite the tenants noting they were going to clean the carpets and clear everything out they left by not even vacuuming the carpets, definitely didn't clean the carpets, left the fridge/freezer full, kids clothing and toys all over the place, and their bed and bed frame (king) still in the room since the screws were stripped and they couldn't take it apart. 

Tenant shall not place into any drain lines of the Premises any non-approved substances, such as cooking grease, sanitary napkins, diapers, children’s toys or other similar objects that may cause a stoppage.

The electric baseboard heaters are problematic in rentals, as tenants are prone to place flammable things too close to them, children's toys fall into them, and rarely do tenants vacuum them as they should.

And you can use it to buy another investment property, pay for your daughter's wedding, or buy a mid-life crisis toy.

They may feel bored and just want a new toy.