Beyond my initial goal, my interest is primarily in small MF properties and perhaps the occasional SF, all purchased as either a house hack or straight rental.

However, you do get occasional flooding and or high winds in the area to my knowledge. 

Even good tenants occasionally make a mistake from time to time.You also may want to rethink what you state, as it puts you in a very tight box.

For him he is ok with it as he puts tenants in once a year and then sits back and only deals with the occasional issue.

I am a RE agent with a reputable company working as a full-time property manager and sometimes do an occasional sales transaction. 

Also just a quick add on is that attorneys do not do purchase and sale agreements in all states as the norm.With my deals in Georgia I most of the time do the purchase and sale agreements,addendums,etc. between buyer and the seller.Sometimes occasionally the buyer or the seller will send to the their attorney for review and they will give their blessing or tell them one thing they want me to add in etc.So here attorneys are not always involved except that we use closing attorneys here instead of title.It really depends on the complexity of the deal and size.LOI is just expressing interest.I like putting them into a purchase and sale as binding as soon as possible.

I may loose out occasionally from this model, but the time I save by focussing on my performing clients more than makes up for that lost business.

I’ll occasionally ask myself why I’m still messing around on the forums or commenting or whatever, and ask if it’s really worth it.

Also, tracking tenants who rent rooms out on Airbnb is an occasional issue.  

Although, I have to admit, I'm still a little uncomfortable, since the house is 4 doors up the street from my primary residence and I see them occasionally driving in the neighborhood.