@Chasen Brown, You can for sure piece together a property management company but it is a lot of work quality control checking everything.

You can't control the future and it's good to dip your feet into a deal, learn about commercial real estate investments, and continue to optimize for future deals.

I am far more concerned with rent control and ridiculous pro-tenant rights laws (I believe in a slight tilt towards tenants) than in investors overpaying.

This tenant pays his rent 1 or 2 days late every month, but I want him out because he swears at my wife for no reason, threatens to sue us because we told him he had to pay a late charge during the COVID period, threatened to sue us because he had roaches in his apartment and not one tenant in the entire 28-unit building ever had roaches and he threatened us after we personally never say roaches in his apartment and threatened us after we had his apartment treated by a professional pest control company.

These areas are not in the City limits but the City that plans on expanding to that area does have a certain amount of control over what is allowed to be built as most have a future zoning map in place. 

I agree on including a bigger budget for some expenses we can't control along with keeping reserves during the rehab.

This would decrease gas bill.We could also add more insulation and possibly put in Honeywell app. controlled thermostats.Next, the lakefront unit will now be unoccupied d/t the owner is living here.

If this is M2M then you are in control. 

Then you can find a handyman to do the work and be in control of it.

You need to spend time on damage control.