I was very fortunate to have started out my Landlord career with such a great first tenant.

I have the benefit of being a salaried real estate agent, so I fortunately did not have to worry, however I have heard of some situations where real estate agents have had a time and a half trying to lock down financing if they haven't been in the game very long.

I feel fortunate that PM is able to stay in the background.  

when you do that you find out that maybe 10% of restaurants qualify the rest come and go.. and usually mini fortunes are lost as well. 

@James Slack you're making a lot of mistakes and are fortunate this hasn't already cost you thousands.You gave him a written lease and told him he had 30 days to sign...but it's been six months.He complains and threatens to leave.He demands improvements to the property.He doesn't take care of the property.Not everyone is cut out to be a Landlord.

Things like charging $500+ for "tune up", replacing windows, etc. when in fact, they didn't even stop by the property.

Perhaps . . .but I was fortunate enough to secure a hard money lender . . .and as a first time investor with long term goals (with an awesome budding relationship with this lender) I need to close asap.

Fortunately a good friend of mine part-owns a construction company and would like to be part of the deal (as he's never done a flip before) and we have agreed to split the expenses and profit 50/50.

Fortunately, I am constantly told I am the most professional home inspector people have met, which I like to attribute to and am grateful for my experience as an engineer.

I'd try to associate dollar amounts with various factors.That's or get a really good wheel like on The Wheel of Fortune.