Investors who do well are the ones who: buy in solid areas, hold RE for a long period of time, take care of their properties, and find tenants who take care of their assets. 

It sounds like you've done both.Most important is the notification period prior to evicting them (30, 90, 120 days notice etc.)I've attached a picture how we have to go about serving notices in WA state.

Seller Financing over a 10 year period with a balloon at the end and a downpayment of $40,000.

MYve if you factor in holding times during renovations that could be diluted with a longer period of ownership but assuming once its ready to go I like to average 2% or less. 

Lock in period or terms3.

A few of the more "out in left field"  messages include someone double messaging me within a 24 hour time period asking if I'm interesting in investing in STRs - my answer is no and I think that's a bit aggressive, not even giving me a day or two to reply to the first DM.

If I was to quit my job tomorrow and work full time as a flipper, I know there is a long time period before I get a nice check from the work I am putting in.

Your first few years will be slow going, even if you BRRR because you also have to occupy your propety for a period of time to get those low down payments.

To be eligible for a license, the home must:• Be ‘owner-occupied’ throughout the rental period.

There’s a 7 day class for $17 which would probably be your trial period other than the 3 day right to rescind.