This is why a machine cannot calculate for the irrationality of a person buying a house over value because they like the cute garden. 

like - your own market. or a market a couple hours away that you can spend some time in person in. or where you went to college. or where you like to vacation.

Local and state laws are changing on the daily so I think that the right Property Manager really helps with that but hiring a PM or self managing is always a personal call.

It's about being a person great mentors want to help!

For if you lay the foundation and are not able to finish it, everyone who sees it will ridicule you, saying, 'This person began to build and wasn't able to finish.  

You want to be able to select who rents your house and how do you know the person they sublet to will pay the rent and take care of the place?

Listen to podcasts, watch online seminars, network, find a mentor, and use software for managing properties and tools to analyze deals.Start your first investment on a small scale, like buying a single house to rent out or a small apartment building.

well, I guess nobody knows where to find him and the one person who is reselling his materials is terrible at marketing and doesn't respond to email questions.

If you know it is allowed in the area you are looking, but have seen one person have a problem, I wouldn't make a big change to my thinking based on a single incident.I haven't heard of anyone having the same issue.

having cut my teeth with a HML in Oakland Ca in the mid 80s  I have watched this transformation of how the industry is marketed.