Area is not a high end area by any means, all units don’t have laundry as well as no centralized air.

I'm trying to find out where I can get  a good quality murphy bed. 

Both would give you high returns but I'm not sure yet how well those areas would do when the market turns back down.

I have heard people on these forums talk about using the Nest thermostat to set a maximum low + high temperature, to keep guests from blasting the a/c or accidentally bumping the heat up to 98. 

He's stating his professional opinion being one of the people who does this for a living at a high level.You've also mentioned E&O insurance earlier. 

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provides support for the property tax appeals process.Additionally, it can help maximize renovations and improvements.A Cost Segregation study is an IRS approved federal income tax tool that increases near term cash flow by utilizing shorter recovery periods for depreciation to accelerate return on investment.

I'm now of the mindset to find online banks and open zero fees accounts with high yields.

And I of course am looking to attract quality tenants and get the experience of land lording where I can eventually walk away from my w2 before typical retirement age (I’m 31).

In reality, as soon as your cashflow hits your bank account, it's either reinvested in a similar asset, swept to an interest bearing account (high yield savings account/CD), or reinvested in some other form.

I promise to provide their client with quality management services, which will reflect well on the agent that referred them3.