I cover the coastal NC region from Morehead City to Wilmington, NC. 

Have you been putting money aside for a reserve to cover Vacancy, CapEx, and Maintenance?  

Hello Christopher, you do take into account your rent but once you rent the other unit out it usually covers your mortgage and may put a little extra in your pocket.

Per 2015 Landlord Tenant Handbook, rent control also applies to the following:"Residential rental units covered by the RSO include: apartments, condominiums, town homes, duplexes, mobile homes, mobile home pads, and rooms in a hotel, motel, rooming house or boarding house occupied by the same tenant for thirty (30) or more consecutive days."

Finally, how much do you pay for a home warranty and what does it cover?

I'm 100% sure that if I called up the Bedford water department, said I was thinking of buying a house in the area and asked for a ballpark figure, they'd give me the best answer they could.Water is definitely the utility which is covered by landlords most often, but I think for the most part that's just because it's not separately metered very often.

Dont use your emotion when screening tenants and dont trust anyone.

The only risk is if the company goes bankrupt (which in case I would then start self-managing), and the only costs I'll have to cover are potential structural damages (which would most likely be covered by insurance).Another plus side of having invested all cash, is that I will have potential access to lines of credit both for home equity (up to 70% of home equity), AND for future guaranteed rents (up to 60% of total 10 year rent roll).Already planning on the next property using the same strategy, but this time with traditional financing (looking for 100% mortgage).

I looked at the BRRRR strategy, but I'm not certain a conventional loan refinance would cover everything.This brings me to my questions.  

Sure if you already have problems it could be the easier way out but I don't see that forcing someone to file.In regards to the written letter - I am sure she is covering up that some government agency will be making her deposit and first month rent check.