I suggest getting on hot sheets so properties that meet your criteria are auto emailed each day.

I've never made an insurance claim except for 1 auto claim.Thanks,Jeremy

You could hire a locksmith to disable the locking mechanism.

Not worth it.the one advantage I have is I can do all the work myself with a few good mechanics to assist.   

Sub 2 million generally Advance Auto parts or an Auto Zone seem to be a good fit.

Insurance, worker's comp, fuel, depreciation, auto loans, business loans if present, material & material waste, labor, advertising, etc.

I generally reserve 10% for management, 8% for vacancy and from $50 - $150 each for capex and maintenance, depending on the age of the mechanicals and what rehab has been done.

Do you sub out the piping, mechanical and electrical (PME?)

So Rule 1 is to make sure the walk in from the street and your foyer area are as nice as you can make them, and from there the first part of the tour is to a good living room/kitchen or good bedrooms, nicest bathrooms, and ONLY THEN should you take your prospects to the parts that don't show as well -- the low-ceiling basement, the narrow stairs in the back, the second bedroom and ugly tub, etc.Since I work where I live, conversely, when I go to look at any property a real estate agent has brought me to, the first place I invariably decide to go to is the basement to look at the mechanicals and the foundation walls. for evidence of flooding.

In fact it is an excellent way to have voice and text correspondence auto archived.I found it added an additional layer that was not necessary for tenants whom I had personally screened and educated or inherited ones who were properly and successfully conditioned.It is a great resource- and free!