And it would have to be extraordinary circumstances for me to pay for a repair person at this point, it so often is a waste of time and money.

It's an assumption though, similar to the 1% rule or the 50% rule (expenses) which both have circumstances where it's not accurate.

There could be fairly benign circumstances in play and it's just a lack of experience/communication, or the complete other end of possible is it could be potential fraud. 

Under whatever circumstance, treat your best tenants well and they will stay and work with you under the most stressful situationsFor those who are wondering, OPEX is currently $5,400, and if we add in a 10K reserve fund and assume its used each year, that's $43K NOI or 9% cash on cash ROI.

Depending on your circumstances, there may be a trade-off here - between payroll tax strategy (S-corp) and income tax strategy (401k) - which warrants close analysis.  

No one on this forum can tell you that with 100% accuracy without knowing your facts and circumstances. 

Before you do anything, stop asking the question to us real estate goons :-) and check out what the equally-helpful posters and forums over at CREDIT BOARDS DOT C.M say about the circumstances you've painted.

I would be happy to also share this with you if the circumstances change.

My point, though, is that there is a way to make it happen, regardless of the circumstances. 

Would a Conventional or FHA be the best option based on our current circumstances?