Daniel,As long as you invest in an area that sees a steady growth or the ability to raise rents every year.

I have a tenant that wants to remove a light fixture and install a ceiling fan.we told them upon move out as long as everything would be the same as move in.So they remove the large light fixture and installed a ceiling fan.

As long as both parties know the risk it's up to them to act accordingly. 

As long as the property is claimed as self-managed you should be good.

In Arizona, for example, STR owners generally aren't required to have a liquor license if they're providing a bottle of wine as a "gift," as long as you're not selling it or charging for it.

That's fine as long as you are okay with it.I don't really care because I'm not in your market.

Also, to make your money go farther, cutting down closing costs is a great way to do that, We can help with that, which is why we offer 1 point Origination Fix and Flip loans.Is sounds like you already have a portfolio, you may want to look at refinancing your existing portfolio to free up cash for future purchases, the buyer's market is only going to last so long as these interest rates are being cut.

Beyond that, there is very little to worry about in terms of "off hours" emergencies so long as you are proactive with maintenance. 

Recording it in September or October will not make any difference on your trying to get a feel for your monthly cash flow, as long as you are consistent in the way you do it.

I can't see how a partner would hurt how much you qualify for as long as they have an income and better than horrible credit.