The old law stated that if a tenant didn't prevail in an eviction lawsuit within 60 days, their names get revealed and can be collected by tenant screening companies.The new law says that the names get reported only if the landlord wins within 60 days, or if the landlord wins after trial if longer than 60 days.  

I've been able to cover my mortgage+HOA, but my margins are pretty thin to none due to the unexpected project cost.

That would be no money out of pocket and cover the 2 months or so (seasoning period) of home equity loan payments plus a little reserves.

I do have a check list of questions I make sure I cover on phone calls.  

It might be a good idea to speak with your realtor about the comps in your area to make sure the money you put into your current house will be covered if you need to sell soon for whatever reason.

And get an inspection, and make sure you have any and all contingencies included to cover yourself.I'm not a lawyer and these are just general ideas, not advice.

I wasn't sure if I can raise the rent a bit to cover myself for the winters or try to zone by ripping out the boiler and installing central ac and heat in basement for unit 1 and ac and heat in attic for unit 2.

I would never be able to cover my costs if I listed properties for 3%.

I'm assuming things such as utilities I will have to cover but how does the tenant get their mail or get cable or order a pizza.

I also like to determine a ball park price/square foot amount as a screening tool--based on the average rental rate in an area.