There will be those days when it's super cold or they are really sick and they will light up inside. 

I investigated this one for me and it just didn't excite me like other avenues.Hopefully Dave can come on here and shed some light on what the programs offer today. 

I manage a portfolio stock heavy and bond light so I was looking for a bond proxy.

I finally came to the conclusion that unless you are very intelligent or very lucky, in light of the existing laws in place, getting started in real estate isn't going to be easy.

Also went all led for lighting and put in a Eco friendly fireplace, which should be a nice value add.As well as using all no VOC coatings on floors and walls for a little piece of mind. 

Tenants pay their own, but I'd be responsible for some outside lights and the laundry room$630 = Insurance (just a guess based on purchase price/1000*3.5 - forget where I found that calc)Total Expenses = $13,704

I'm sure it's not too hard, but could someone shed some light on this?

My knowledge level is light years ahead of where I was at the start of my project and my BS detector in dealing with contractors is extremely accurate.As a business owner I understand your reluctance in letting go of your existing company.

I also need to spruce up the landscaping as it doesn't pop to the passer-by.I keep telling myself that the upgrades will save money by renting the property faster, but this is a rationalization that is impossible to measure because I have no rental history.

The only way it may come to light is if I have to go to court for an eviction & if asked by a judge my standing.