Its something i definitely enjoy and take much pride in when it comes to quality and efficiency.  

With SFRs, I'd stick to slightly higher quality neighborhoods like SW, NW, and NE.

I understand how a national forum could be bad for advice.  

Don't second guess yourselves for years because you're worried your friends and family will think you made a bad investment or don't know what you're doing.  

Getting a little harder to find 50-60K duplexes in QUALITY C area's here in Cleveland these days.

Because most of the people that are purchasing condos here are using them as second homes, they care way more about the number of people they can sleep in a unit than they do about the quality of the construction, appliances, etc. 

A bad relationship with one of these folks can really put a damper on your projects - take control - you are the final decision maker when it comes to spending your money to make money.Never give a deposit up front - pay contractor in stages as work is progressing.

If you give advice to your buyer and it goes bad, then you may be liable.

If the car wash is automated, you have capital equipment, service, consumables, maintenance, etc. all to deal with.

Even if all of these things are in your PM agreement or tenant lease, still sounds like a bad PM to me.I always do a pre-move out walk-through with the tenants.