How do you find low cost and reliable workers?

Low rate is important to us but not having headaches is more important.  

You close on the property yourself..by now you should have a feel for the game, know how to get sweet deals for the low low and more importantly know how to calculate repairs...yup..close on it yourself...no end buyer no assignments..that 40k profit is all yours..... hire a contracting company or if your a hands-on guy...

If these numbers are in the ballpark, you have sufficient cash to buy 4 more similar properties, and increase your annual net income to ~$80K (that offers a lot more breathing room).Since you purchased your properties 2-3 years ago, I'm assuming you have very LOW rates on your notes; and therefore, I would not be in a rush to pay down these loans.

Rent in my area is usually around a $1/ per sq/ft.The idea of very low maintenance and a home warranty is appealing to me.

Long term, this means we're going to see fewer pockets of high prices and low prices.

Some owners just eat this cost if it is too low of an amount of claim on insurance. 

But don't fret it, the commissions are low, you have to do a lot free property management services, sometimes out of pocket hundreds of dollars waiting to get reimbursed, etc.  

If so try FHA if you are looking for a low down payment.

Inventories are near record low in many markets and job creation is strong.