He saves me 10-15 hours a week and a lot of mental effort.

You pay the rent or your gone.It's that simple.Even if a property is paid for many landlords stress they have to pay the bank and that gets tenants to pay up.Sometimes not filing eviction but putting the paper on the door will get them to pay.Professional tenants will check at the court house to see if you actually filed.Usually the judge will set up a payment plan to pay some each month on the back rent along with regular rent to catch up.That is usually cheaper for a landlord then them moving and having to recondition and lose rental income waiting for lease up again.If you start going soft that is when the knife goes in the back.When landlords get burned out form doing it for years they start to get mentally drained and let things start sliding.Doesn't matter if you have a 2 unit,20 unit,60 unit apartment or own 10 houses scattered about.If you start to let things slide then tenants talk especially if you are renting other properties to their friends or family.They will talk to each other and start testing the waters coming up with only have the rent or an excuse for no rent etc.

So mentally, I have been focusing on getting LISTINGS (which isn't working so well either).Marco Santarelli Thank you for teh welcome.

That's why you have an "us versus them" mentality and a "all hell will break loose if the other side wins" mentality.

The reason I try and help, without diving in headfirst, is the mentality of the tenant (spend a small amount of time trying to fix, then give up - certain failure) and the near guarantee of failure if I didn't so much as try to help.

I keep a mental list of people that I would offer the job to if I need to.When it comes to project managing subs, it's just part of the job.

Landlording is 99% a mental game. 

That's most investors mentality.  

Your everyday Joe can sell #2 pencils and turn a profit with all the options Amazon has presented to consumers.I'm hoping that with the mentality that helped Amazon become who they did even without my help that I can create a maintenance experience that owners can present to their tenants without having to feel bogged down by all the research into vendors, paying them, making sure work is done, etc, etc.

I must have been developing a mental block due to the property manager myself.