I will be the 1st one to tell you I am not living off of the money I make from the cash flow on my personal rental portfolio (200+ rentals) I am living off of the money that is generated from the $50M+ in annual volume of our Sales, Property Management, Insurance, Title & Digital Media businesses.

I do think your estimate of return potential of 7-10% CoC is low; there are many markets where double digit returns are achieved with high quality units and tenants. 

Command and Control was required in presence across the spectrum, to afford for continuity and transitioning of local governance, security and control.

That's really the crux of it, I think the view is we'd see consistent double digit migration net and we're seeing half of that. 

Yes, in Calif, the landlord must certify presence or knowledge of existing lead.Chipping may be solved with pressure washing BUT1) that doesn't handle the remainder2) will not strip sound paintso it's a half-*** solution and there's still more work to do - - maybe even water damage from the pressure washing ( at least use glass beads which are easier to deal with).

Also this was the time of double digit interest rates so not a good time to be leveraged to begin with. 

The presence of ceiling fans can be a plus but if they are dated looking they can also be a minus. 

I wish they had it for my WV property :) 5- I use https://touchstay.com/ for my digital guidebook and it's worked really well.

Website presence?

Then I would like to have some scalable presence to keep me active and provide a positive cash flow “hobby” (which could increase my number of non-positive cash flow hobbies.)