When you renew the lease, you can be frank and say it in the lease the improvement needs to be approved by the landlord and conducted by professionals, the tenant will be responsible for the cost, etc. 

I don't have to call you and find out you are having a family dinner that day and your daughter is having a sleep over the night before and we have to reschedule.

Included should be professional photos, marketing on all avenues, showing the property, they have an application, they present applicants to you for approval, they generate the lease, collect funds, and provide keys to the new tenant.For turnover, I recommend have the realtor visit the property and create a condition report, which reports to you just that, but you want to know what needs to be done to the property to get up to rentable condition again. 

Second, consider joining a local real estate investment club in your area to network with other real estate investors and professionals locally.

The blogs, podcasts, articles, and forum are excellent resources for you to learn and perfect whatever niche you are pursuing in real estate investing.Also, I would consider joining a real estate investment club in your area and network with other real estate investors and professionals in your area (appraisers, contractors, lenders, title rep, escrow agents, etc.).

I don’t know that there is a defined policy stating how frequently you have to physically occupy the property or how many nights you ha e to sleep there - maybe you like to go camping a lot, or maybe you travel for work, but you do have to call the place home for a while...

If you don't get a personal recommendation, you may want to try the Find-an-Advisor tool from NAPFA.NAPFA is a professional association for fee-only advisors.

If you need referrals for local professionals, let me know. 

I am eager to learn and help out wherever needed.A little about me:I am a professional working in San Francisco.

There are small multi families that are well suited for young professionals or even older families.