I flat out asked him, so even if I live in it say 80% of the time and only rent out 20% of the time it's an investment?

These associations are incredibly valuable for education, advice, access to legal forms,  screening services, networking,  etc.If there is not already a tenant in place, be sure you understand how to properly and legally screen.   

And they are not the adversary (at least not in B class units) if your tenants are thei es you might want to change your screening process and finally your utility company probably has a program where the utilities automatically go in your name when the tenant turns them off  this will save you a lot of hassle - assuming of course you have a good class of tenants  

He would also put Eggshell on flat outside and wonder why the house showed a sheen.

I recommend the "clean unfinished" look for MAX ROI: Spray paint ceiling flat black, painted white walls, and epoxy gray/blue floor (or just cement basement paint).

We do this in our market and offer a flat fee to any agent referring an owner. 

I’m starting to like to use the 2% (or whatever %) rule for quickly screening properties.What do rule of thumb screening process do you all prefer to use?

Its in decent part of the city and if you screen your tenants correctly you can have unlimited cash flow .

It's all about properly screening tenants and doing your due diligence on everyone.

Do I set up questions (like screening ect), or is that already in Cozy?