My other aunt is also a realtor in the area so I could put you in contact with her. 

For taking the time to put down some wisdom. 

These types of tenants often do this because they don't want to save in advance, so they take the rent owed to you and use it to put down on their next home.Recommend you do a better job of communicating to the tenants that you will pursue every legal collection option if they don't pay last month's rent.Also, why are tenants NOT staying with you?

My PM told me I am better off putting my money in a HYSA; a few realtors I have spoken to are just desperate to make a commission... no thanks!

Second, when doing flips you'll typically put each property in its own LLC.If you plan to scale rentals, you can have a Management LLC that acts as a PMC collecting rents and paying expenses via its bank accounts.

It used to be the city didn't let you put water/sewer in a tenants name but I know they were considering a change to that policy.   

This is commonly referred to as the new construction premium, and the moment I put your stamp on the contract and the property becomes used, that premium is removed and the price of the property drops by 30%.New construction properties are bought with the new construction premium, which means that property prices are high and yields are difficult to obtain.

I would put up my own fence, make it a privacy fence so hopefully the dogs do not see you/your guests/tenants etc. 

You can also go to Airdna, and I think it’ll let you put in the number of bedrooms so you can get an estimate on what your gross income would be for a property of that size. 

As a private lender would you pay the full 100%, or still do 75% Loan to Purchase price and have borrower put money in?