"oh I watch a lot of HGTV I think I would be great at house flipping"  I just say "I bet you would be" and smile.  

Hi @Chris Seveney - you bet. 

Like I said, I think your best bet is to call the water company.

I bet in 5 years you'll have $3k a month in passive income and you'll feel like you're on top of the world.

But as @Jeremy Gunn already said, property managers are usually gonna be your best bet. 

While some of us (including myself) would think that buying something that doesn't cash flow is stupid, if thats what the market cap rate is, thats what it is.Ultimately, I'm guessing the reason they do it is because they're betting on appreciation and/or combination of appreciation, principal paydown of rents,that rents go up so eventually it will cash flow positive.

I would say Quickbooks Online is probably your best bet.  10 units isn't enough to pay more for more sophisticated software, but it certainly is enough for things to get confusing!

I'm betting you will. 

I am thinking about writing a full post about my property management experience in the future, after I make some changes.So that was more answer than you bargained for I bet.

If dad will pay a month (I would not bet on it), it would give Mom time to find a place.