@Joe Splitrock You took the words out of my mouth. 

Don't look a gift horse in the mouth....The minimum amount that you can earn as a contractor before having to pay Self Employment tax is $400. 

Best to forecast your numbers for income on the lower side and your expenses on the higher side.I wouldn't assume the HOA would drop since your info is word of mouth and these days HOA's are increasing due to large number of vacant units.

I work more than I did when someone else was my boss but I'm way happier. 

Since you are unable to consistently view the property yourself, you need to rely on word of mouth, research, and the opinions of professionals you hire.

It's a lot of work but so far we are happier doing it.  

Not every city has investors frothing at the mouth over foreclosures. 

I would have the tenants split the 2nd $40 charge if they wanted it and I found that people were just generally happier and kept the entire place in better shape. 

At worst, a good agent should recognize and admit that dealing with investors isn't for them and refer them or tell them "no".An investor that knows what they want, should be able to quickly screen agents that are better suited for owner-occupant sales and not waste their time.If we all put a bit of this into practice, we'll all have happier Holidays:)

@Brittany Baker My uncle used to say “You can make your mouth say anything.”