We've taken almost every course, read almost every book and post, ready to set up a routine/shop/direct mail.

I'd also schedule a 'routine' house maintenance inspection to see now the current state and assess if you already have more than $1800 of damages.My good friend found an unauthorized cat in her rental house for a tenant with a short term bedroom rental (she approved one with a $250 fee, but then there were 2.)

You'd have to take a bunch of salesmanship, negotiation and NLP seminars and ultimately you realize that a lot of these hucksters selling you their systems and info, when you boil it all down, are just teaching devious, hard sell routines which is not in your or the seller's best interest.

As I've become disabled, I am very interested in real estate investing.

If you're going to have a large portfolio these are just routine expenses you'll be paying frequently.

How do you create a daily routine of actions to keep it up?

Hi Arthur - I am a Broker and routinely represent landlords.  

Now, I am disabled with a rare incurable chronic leukemia.

& Regs. r. 520-1-.07Legal/Regulatory Action: Rule(link is external)The Georgia Real Estate Commission has identified the following tasks that unlicensed support personnel may perform:Answer the phone, forward calls to the licensee;Submit data in listings to a MLS;Follow up on loan commitments after the negotiation of the contract;Gather the necessary documents for a closing;Secure public information documents from a courthouse or other public sources;Have keys made for listings;Install or remove lock boxes from listings;Create ads and promotional materials that are to be approved by the licensee;Place ads in newspapers, magazines and other publications as instructed by the real estate agent;Receive, record and make deposits – security deposits, earnest money, advance rents;Fill in contract forms following the instructions of the licensee;Monitor license reports and personnel files;Compute commission checks;Place and remove signs on/from properties;Order routine repair works as instructed by the agents;Pick up and deliver documents and keys;Schedule appointments on behalf of the licensee;Schedule inspections on properties;Schedule the dates for the mortgage application, the walkthrough before closing and the closing;Schedule an open house;Accompany a licensee to an open house or a showing only for security purposes;Perform maintenance works on properties.The Commission has identified the following tasks as some of the activities that unlicensed support personnel shall not perform:Make cold calls or otherwise contact the public for the purpose of securing prospects for listings, leasing, sales, exchanges, or property management of real estateHost open houses, kiosks, home show booths, or fairsPrepare promotional materials/advertisements without the review and approval of an affiliated licensee and firmShow real estateAnswer any questions on title, financing, or closings (other than the time and place)Answer any questions regarding a listing except for information on price and amenities expressly authorized in writing by the licensee;Discuss or explain a contract, listing, lease, agreement, or other real estate document with anyone outside the firm;Discuss the attributes or amenities of real estate, under any circumstances, with a prospective purchaser or lessee;Collect or hold deposit monies, rent, other monies or anything of value received from the owner of real estate or from a prospective purchaser or lessee.Discuss with the owner of the real estate, the terms and conditions of the real estate offered for sale or lease;Collect or hold deposit monies, rent, other monies, or anything of value received from the owner of real estate or from a prospective purchaser or lessee;Provide owners of real estate or prospective purchasers or lessees with any advice, recommendations or suggestions as to the sale, purchase, exchange, or leasing of real estate that is listed, to be listed, or currently available for sale or lease. 

Tamara:You sure you weren't renting to students ;-)It's not just Section 8 (here: Social Housing) that can neglect your property, the ignorance and self-interest of youth can also be a challenge ... as can pets.We have found that how you set the tone and ground rules during the application process and signing of the lease and how routinely you visit the properties (we reserve the right for quarterly visits) makes the difference between having the odd small problem or major issues.