This is exactly why I have sat idle for the past 8 years not accomplishing anything besides going to the food bank so I can eat.  

We don't mind hard work and will work 24/7 to make something happen, but don't want to do that anymore for someone else.We need at a minimum $4,000 monthly income to cover ALL our living expenses (rent, food, electric, cell phone, etc.) in order to no longer HAVE to work 9-5.

Just as an example when you go to a food store and they have the hanging scales so you have an idea of how much you are buying but they say not legal for tender.. those scales are $300+ and they are not repeatable to bill you on.

Food for thought also: is transferring a property into a trust not a violation of the due on sale?  

There is no point in taking that risk when you can hire a painter, handyman or landscaper for a minimal fee.  

I made a few mistakes as I felt guilty that I was not around to help so was more than accommodating for additional perks (pest service contract, allowed reimbursement for spoil food when refrigerator has issues, professional carpet cleaning at lease renewal and a few more).

If you're going to open up a fast-food restaurant, I could go to the Internet and start searching for how to open a restaurant, how to get permits, how to find the right location, how-to how-to how-to. 6months later you THINK you have the information you need, and maybe find you're location selection was horrible because it wasn't all about price..

Food for thought, just throwing it out there because I'm not sure any of our wheelers and dealers here will. :)And keep in mind that you may OR MAY NOT be a wheeler and dealer.

Cheap fix.If your tenant was willing to do a little investigating for you, they could use drops of food coloring to tell you which was leaking.If it's that much water, did you make sure there isn't a leaky pipe in the walls / in the lawn (coming from the water main or some external valve)?  

Walking distance to food store.