So, consider it a ling-haul proposition not a quick get rich thing.  

I've toyed with the idea of a dishwasher but not sure how this market reacts to that.

Now that I've sunk around $3500 into the unit, I can't seem to attract a tenant at the new rental rate (only $50 more than the old rate, which hasn't been raised in 10 years).I realize there are so many variables, and that investing is for the long haul.

It is the rental income that matters, so IF your rental values go down, you lose some cash flow, but your tenants continue to pay down that mortgage so in the long haul, you still come out fine.

As soon as one decides to scale, or just be passive in their rental property investing (as it is implied to be), they will have to put a team in place and have a system to acquire team members & monitor their peformance.Out of state is better for the person who's in this for the long haul and wants to grow IMO.

I've toyed with the idea of going to free laundry and bumping rent up higher to compensate but I am worried that the door will still get left open and anyone can wander in to do laundry.

Our contract is for a year, but I have been toying with the idea of just making it month-to-month..

@Wendy JiangHome Depot and Lowes for the warranty, convenience, and install/haul off for B Class and up rentals.

While we are a forgiving community, the thing I see that most often results in people getting their accounts shut down is either blatant disregard of our no solicitation policy, or a disregard for the spirit of our community over the long haul.  

Paul, no one is swooping into Wentzville, and the best place to put up a good burger joint would likely across the street from McDonalds and, you don't need to give toys away!