The cost of a new battery can be almost as much as the tool you bought is brand new.Miter Saw (great for molding and precise cuts)Battery Circular Saw (useful for flooring)Oscillating Saw (helpful for getting flooring under door jams and odd cuts)Shop-VacJig Saw (for flooring and intricate cuts)PencilsSpare blades for these tools, don't want to have to run out mid projectLots of white paintable caulk and a couple sponges for wiping excess off5 in 1 tool (cheap and great to have)Hand sanders, sometimes the electric/battery ones are too much for the jobStep stool (beats lugging around a ladder)Quality painting supplies like Wooster (sash brush, roller pads, roller and pole, plastic to protect the flooring)

No point of doing all the research, crunching the numbers, and getting it all down to an exact precise plan if she isnt even willing to even hear it out. 

. $99)[REALLY NEW] https://www.incomedigs.com/&nb... online, seems good but so new... also $600 for the bootcamp) These fees above include books/video courses & chart of accounts download but do not include any personal help with setting things up, in-person instruction, or ongoing maintenance.

I found last year's payment standard chart for Racine County:http://www.rcha.org/Portals/TheHARC.org/Documents/...And Kenosha:http://housingauthority.kenosha.org/rentallowance....Not sure if that's too generic for your market, but it can be a handy guide, for future reference.

The house does have a detached garage so I *could* explore renting that out separately for $100 - $150 mo.The numbers for the P/I on the BP calculator are $100 off so the chart is misleading, so my $6 cash flow will be morel like (-$94) and that's with me self managing.So my what are my possible exit strategies? 

Exact is the opposite of the goal...buy in growing areas and add enough value (force appreciation) where precision of execution, management, or valuation is not needed/relevant.

It could be good, but I'd project out the expenses more precisely.

Demiss, I'm not from your area so I can't offer any precise insight there but I do have a few pieces of advice that I've learned on the house hacking forums. 1.

@Skye Anderson... yes, I taught and recorded a class in March where I went through the "Impact of Property Management Fees on Your Rental Portfolio" where I showed a number of things including how long it takes for you to make as much cash flow from the property as your property manager does (which... if I recall correctly was almost year 30 for properties in my market) and the total cost that a property manager has on your portfolio when you consider that they are siphoning off money you could be using to buy your next properties sooner.Here are a couple charts from the presentation.There are like 30 charts in total but the difference in terms of net worth is startling.

Just be clear you have the right to kick them out over owing you to fix a toilet - when you have a security deposit that is there precisely for this kind of thing.