You should treat your tenants more like employees than customers.

No complaints for the most part, although their customer service can suck sometimes.

Unfortunately, the limited population cap in the target town and surrounding towns and the traffic pattern analysis indicate that the barbers and cosmetologists would not have enough customer throughput in the first 24-36 months to reach reasonable compensation incentives to commute and work there.

Meaning they will quarterback your loan from the very beginning to the very end and offer above the norm customer service.Even through many commercial lending brokers work with the same hard money lenders, its the level of service provided that can make the difference, especially when it comes to your time.I wish you the best.

I just don't want to start off with installing new floors, cabinets, counter tops, roof etc...I am looking to be more of a passive investor right now.

If you feel they are a good candidate, you then proceed on structuring the documents together.For about 3-4 weeks, the attorney will work with you to customize their existing template to fit your needs.

A flipper would remove walls make it an open floor plan new cabinets granite, refinish the floors, paint, etc. etc, but a buy and hold would just do a carpet clean and put a tenant in there.

@Michael Baum I only mean if the rehab is so dramatic that is warrants it one time, and the poor reviews were specifically about the outdated nature (not location, safety, rodents/bugs, customer service, etc.) 

There are a few sites that do a good job of comparing different property management software companies, while giving you a chance to look into customer reviews.

Cleaning Clean refrigerator $25.00 Clean stove top $10.00 Clean oven $30.00 Clean kitchen cabinets $30.00 Clean kitchen floor $25.00 Clean kitchen countertops $15.00 Clean tub/shower surround $30.00 Clean sink $15.00 Clean toilet $20.00 Clean bathroom cabinets & floor $20.00 Window cleaning (per window) $10.00 Vacuum/sweep through dwelling $40.00 Flooring Replace single laminate flooring plank $30/sq. ft.