You just have to know what to look for and run your numbers appropriately.

Once those seven days pass without any remedy, you file a complaint, and a summons, in addition to the appropriate filing fees with the return address on the tenant's copy as the District Court, a court copy of the documents, and one extra copy per tenant. 

Some folks are able to put the pieces together and walk away with an appropriate commission for that.

He has a key for emergencies but otherwise I keep in touch with my tenants and schedule appropriately

Therefore, any additional capital can appropriately be used as means of reserves.

I’m not an insurance broker or agent just from my experience you will save a lot of money and if you didn’t know it increase your deductible when appropriate some of my rentals have a $5000 deductible just my two cents

I will say there is a fine line with higher maintenance tenants and you want to fix the items that are appropriate to fix but not allow them to take advantage of your willingness to please.

I sent you a PM or if appropriate, please let me know here in this public forum. 

Happens after you get under contract, make sure you're presenting the offer to the right person and that you're giving funds to an appropriate party. 

Either way is appropriate but I don't think you will see interest rates going back into the 4% range until the next major economic cycle.