@Matthew Izarek You ever hear of Just In Time inventory management?  

Not pleasant and costly.

That wasn't the issue, it was that the last tenant left a week early and had them shut off, and the electric company requires a technician to go out to turn them back on, and they couldn't get there in time for move in.

With all the new money and development pouring into the city, I have to think that in time there will be enough of a market for it.

Also, if we receive word of something wrong and need to make a trip up to the property, does anyone have wording that stipulates a set fee for those times you have to make a trip to the property, likely costing hundreds in time and/or gas?  

If I was buying dirt long term on a ground lease I would make sure the land and location was phenomenal. 5 cap or 6 cap on ground leased land really not much difference and not the decision maker.Down the road in time the land is what is more valuable.

So I have bought, rehabbed, and rented starting 9/1/16, just in time for tenants to pay the monthly hard money interest $949, monthly taxes $400, and insurance $100.

She doesn't have a secret pocket listing or won't be able to tell me the NOI or cap rate of a commercial property, but will be there to calm us all and get the myriad of paperwork signed in time to keep things rolling. 

If you can go back in time how would you get started in real estate investing?

This means having an "intimate awareness of one's financial ability to invest."