It flipped the market from a seller's market (offering $30k over asking to get your offer looked at) to more of a buyer's market where we can now negotiate with sellers, work out seller financing, or get deals under market value.

If I play my cards right and take action judiciously, I know it can work out.

"Short term" is higher maintenance, of course, and requires "boots on the ground" on a routine basis.

Things I've got down to minimal effort or fully automated: * Rent, security deposit, and fee collection* Basic accounting and tax packet creation* Listing vacancies* Lease signing* Applications, credit, and background checksThings I'm still dealing with directly ad-hoc or don't have a well defined process or solution in place for:* Requests and communication with tenants* Finding and coordinating service providers for maintenance and repair work* Scheduling showings and getting prospective tenants to make their appointments* Tenant turnover for move in and out* Keeping up with legal changes and lease template updates* Setting rent amounts* Lease enforcement - tenants are responsible for things like yardwork, routinely get letters from the city about weeds / tall grass, etc.Questions for the group:* What am I missing if I were to make out a checklist of an "automated property"?

For example, maybe think about a provision that gives you a way out of the contract if you cannot work out a short sale with the bank for $X.

A lot of them would probably work out great, but ultimately you need to do what works for you.I am a property manager here on the Big Island in Kona.

My understanding is that in Florida I do not need to hire licensed contractors to do regular routine maintenance (replace lamps, toilets, tiles, etc), is this true?

Maybe it would work out. 

You build a solid reputation as a deal closer, vs someone who bails when their portion of the deal doesn't work out. 

If the real estate doesn't work out then you can apply what you learn someplace else.