Obviously that is extreme, but the point is writing by itself isn't the measure of how formal a communication is.If you are willing to let the tenant break their lease, give them written instructions via e-mail on how to do so.

I think I am doing the BRRR calculator right (following instruction videos).

Failure to follow instructions? 

I did everything as instructed and called in for the first session, I was surprised to see that it was a group of 35 people as thought it was personal coaching.  

Don't over pay - remember ----- sellers are liars - confirm everything - taxes, insurance, income - check leases - how long have they been a tenant - have building professionally inspected and written report.Do not give a large first deposit until your inspection report is completed (this is a good time to do a little second stage negotiations)Always give deposit to third party escrow with escrow instruction.

Was the tenant informed and instructed at move-in on the proper method to shut the water off, drain pipes as needed etc to avoid the freezing pipe?

You can look them up on MEETUP.com They go by the name Proud Capitalist PIG (Pensacola Investor's Group) Great people with a passion for training, teaching, and instructing.

That said this site has a YouTube video called The Lightning Fast 5K Formula which will give you step by step instructions on how to use ListSource.

If I were in your shoes, I would participate in one of these classes because the instructor will read and explain the material in real world terms (the license law is in legalese) and your fellow classmates will also be able to add to the discussion and bring up things you may not think about.I have heard great things about the Superior RE School and was encouraged to enroll there by a few Brokers prior to taking the exam.I don't think I helped much but I hope I did.  

If such maintenance is costing you 150 a month,it must be a very big pool, anyway, I suggest you;Make out written instructions about the maintenace of a pool and make it part of the lease.Set rents without consideration concerning the poolRequire the tenant to have renters coverage with liability covering the pool in addition to yours.give them instruction until you are satisfied.give them an emergency number for a pool guy along with other emergency numbersensure the pool meets all safety ordinances applicable to the property and require the tenants to care for alarm equipmentI assume utilities are in thier nameNow, maintenance of a property is an owner responsibility generally by law or custom, pass it by your attorney!