Almost seems too good to be true to me.3. 

I did self manage and self lease, so I screened all tenants looking for no evictions, no criminal background, good landlord references, long term tenancy, etc.  

Good in the long term so I didn't have to worry about the utility bill but like you mentioned - high upfront costs and time consuming. - Equal Splitting (ratio utility billing) - What I've heard from lawyer friends who practice real estate law is a trending spike in resident issues.

This is how I have historically achieved good return.  

Investment Info:Single-family residence buy & hold investment.

You can't run a business before it's a business and by saying you are setting all of these things up in advance means you don't have a good handle on the asset.

A good agent will put more money in your pocket and save you headaches at the same time. 

I don’t think his parents did a very good job in ensuring he wasn’t being raised with entitlement issues!  

That's a good place to start.

Good point and I should have mentioned it.