I have had at least one rental since the 90's and always refused leases in favor of month to month because as it often stated 'leases don't help landlords".

NO WAY in hell I'd ever buy property in Seattle proper due to the tenant friendly city council idiotic dead beat favor laws.

In any event, sometimes just having a good old fashioned conversation with someone can be all it takes. 

@Todd Goedeke great point, but BP favors those asset classes to a certain extent, plus the fact that the requirements for NNN ownership are a little higher from a capital and sophistication point of view limit the number of people who can/want to take that on.

This would go the same for all other items you asked about.Keep in mind that Virginia is a landlord friendly state, it's very friendly to landlords here, tho some courts are less friendly than the next, and bend the laws to suit their personal views, but that's mainly in the larger cities like Richmond where you will see judges rule in an aggressively tenant friendly fashion by imposing rules, such as all notices have to have real ink signature on them, etc.My only real advise is to not mess around with your tenants in a fashion where your raising rents every 30 days or something like that, or adding and removing services randomly because you do or don't want to deal with it.

Going from a taxable income of $1237 to a loss of $4591 would be an income reduction of $5828 resulting in $2039 in tax savings in the current year assuming a 35% tax rate ($2307 at 39.6%).This is a small example, but these numbers scale up and generally become more favorable with larger properties over $500K. 

Like yourself, my wife and I favor a minimalist nomadic lifestyle and we've looked at all options: building tiny homes, living in trailers, living in a boat in a marina, in a van, or even just moving around in motels. 

The #s make you want to ignore planning for expensive and short cut the numbers to make the seem favorable.

Locally you can start with much more favorable financing terms by house hacking your primary residence.

Would love to hear a personal account from an investor who relocated specifically to invest in a more favorable RE market.