For the time being I plan on doing all the listing/advertising, data collection/analytics (excel), and payment collection myself (paypal/venmo) until I have enough properties that using a service like Cozy or Avail becomes cost and time effective.

The good thing about the internet is it's got everything in it.

At the very least, you can consult with them and ask about their services and what the state requires to get an idea of what you would need to do without hiring them.  

It would take a 4.5% ROI just to cover your admin costs and break even.You could look at simply opening a self-directed IRA with a low fee custodian like IRA Services Trust Co in the Bay Area or Kingdom Trust Co in KY. 

Apologies shift blame to youYes this business can be built off customer service and good tenant relationships.... treat people with respect and dignity....don't be an a-hole.

We have used two different ones and both have horrendous customer service, less than qualified contractors and inflated costs. 

Any skiptracing service should be able to help you out.

well instead of checking with folks on the internet why don't you call your state agency that controls lending and ask them what are the rules.. every state is different just because some one is doing it in antoher state makes no matter if its not legal in your state..

There was vomit on the floor.Question:  How much should I bill the company for the biohazard cleanup and the emergency services response? 

Over-leveraging is more of a problem if you don't have the income or reserves to cover the debt service.