my current house fixtures , having a wife and 2 kids , a 3/2 1100 sq ft just seems rough. but there's more than just people like me in the world so i should forget all that right?

What you outlined seemed like a fair split. 

I have called around in my area and it seems like Property Management companies charge 10% of the gross Rent. 

Most of the frustrations seem to come from the unexpected stuff that pops up, but good systems, processes, and teams take out a lot of the sting when things come up.

If you find someone that seems to know a lot of people needing your services, wouldn’t it make sense to focus more resources on them?

Bathrooms, flooring, drywall, re-carpeting, fencing, painting...I can do it if I have to, but I am in a period of my life where I have no time, and need to offload these projects.I hear people on BP podcast episodes and other Real Estate investor content and they seem to quote numbers that are 30-50% cheaper than anything I have ever been able to find.

That way my current house won't be counted.It seems #3 is the only viable option but I am not sure if the mortgage broker is right or not.

looking to meet others involved in the Green Healthy home certification process I see i can get up to $6300 per multi Family property reimbursed to be Green Heathy Home certified and know Rents are higher in certified buildings. spending a little to improve properties seems to generate  30%  Instant appreciation  so let's meet up it's time to rebuild. connect and suggest times to meet or just Zoom? 

my apology for not being clear, we had the background check, they seem to be okay, -- they are self employed but income looks good although I haven't verify because they hav't agreed to supply SSN before lease signing.On top of BG check we require Tenant provide SSN for extra protection, never had a problem with Tenants before till recently, not sure it has anything to do with the new law in CO

Thankfully, the future tenants didn't seem to mind though!