So, you have to have a combination of experience and education to become a licensed or certified appraiser. 

Real estate was a grand slam and everything else were singles.The truth is, investments are neutral and it is people combined with effort that make something great.  

Combine this emotion with liquidity (do you have enough equity or secure assets to sell in a 30 percent drop) and that is probably a safe zone or gauge for tolerance levels.This latest drop in the market has taught us all some priceless lessons, if we listen and learn.

Combined with strong tenant protection & no eviction laws, this seems like investing anywhere outside CA or HCOL coastal cities is the better investment decision.I decided I don't want to drastically alter my lifestyle from living in a walkable urban area to living in a car-based suburb.

Below are our 15-year results from >450 properties:Average rent growth of 8% since 2013.Average appreciation of over 15% since 2013The average tenant stay is over 5 years.Only 5 evictions in 15 years2008 crash - Zero decline in rent and zero vacancies.COVID - Almost no impactEviction moratorium - No impact2022 YoY rent growth 18%, appreciation 32%We achieved these results through the combination of the right location, tenant pool, and property selection.

Screening applicants is a combination of self screening and 3rd party.

Always keep in the back of your mind that the cost of a vacancy is miniscule compared to the cost of a eviction combined with intentional tenant damage.  

I understand that Plus/Advance make it simple but can't justify paying those prices if billable expense is the only functionality I need at that level.

Is the water heater functioning properly?

I'll most likely use a combination of the suggestions mentioned above.