And you do have the sticky situation of explaining why you went month-to-month from the get-go.I recommend you research the renters' assistance programs in your area and help them get on these plans, while keeping them a long term tenant.

I'm going to digital entry (four students, they lose keys a LOT) and smart home features (like turning off the HVAC when doors and windows are open because students are apparently idiots and do, in fact, air condition the whole darn neighborhood), plus a few exterior cameras. 

If you don't plan on being an active agent you may consider becoming an unlicensed assistant.

I know I am not your typical brokerage owner but that is what I did to assist my beginner agents.. and if they botched a deal I would just step in.. 

@Victor MenezesThere are two ways to look at it:1) From the investor standpoint, it seems like the agent is doing the bare minimum and going about their business, not really caring about your investing needs.2) From the realtor perspective, working with/for someone they do not know, has never closed a deal, and spending time analyzing properties on their behalf is more likely to end up as time wasted, so minimum effort is given until that investor proves themself.I personally don't feel that it's the realtor's job to analyze deals/do the homework for the investor, although I will assist in double-checking the numbers on a property that my client is interested in. 

. - i.e. digital door locks, wifi controlled thermostats, ring camera on the exterior entrance.  

The problem is most tenants don’t give a you know what and you need them to apply for assistance which they won’t as they don’t care and get nothing out of it as they are getting their free checks why do they care if landlord gets paid.

See if you qualify for any Massachusetts first time home buyer assistant programs. 4.

Hi @Joseph SchweizerCongrats on your purchase and for taking the big step.Thanks for sharing your first experience about RE investment, my current goals are high return rental properties ,looking to buy out of state rental property, I am looking for investor savvy realtors with an established team who can assist in this process, if there are any watching this post please feel free to reach out to me if you can help in anyway.I looked at the link you shared, sounds like @Zach Lemaster helped you ,would love to connect with him to understand the markets he specializes in .

I would first recommend you get your core four, usually who all work well together and can assist.