The key to success is properly analyzing a particular market and then implementing the proper strategy for that market.  

There was one podcast that I recently listened to that went into the tenant interview process and provided some huge insight into properly screening tenants to minimize problematic tenant base, I'm hoping this will help in my journey.  

But, we serve a legitimate function in the market place.

I made a very good living but I foolishly did not manage my money properly.

We use Rent Manager, its not the cheapest ($75/month per user and a little more to set up) but it has a lot of functionality and I love a lot of what it does for us.

This is proper financial management and should not have to be making LARGE funds to do this but a good tip.Found this good tip, in a one min. video series of 20 personal finance tips,at vimeo.com/banktv"BANK TV have 20 videos, a 1 min. video series of 20 different bank and personal finance videos/tips.

also can the real  estate lawyer do the same functions of a title company.thks Joseph W  

Replacing a window is a capitalized expense, the landlord is to depreciate that improvement, a residential tenant can not depreciate it and not treating the expense/improvement properly for taxes becomes a matter of filing false returns.

Yes, if you fail to terminate properly you can go into a month to month which may require a different notice requirement.

If you don't know landlord-tenant law for your jurisdiction and the proper way to do a final report on return of deposit, then refund the security deposit.