I have found homes that are at or under the median home price in your area is the sweet spot right now with affordability being scarce. 

Everything else in the sweet spot - $200k-800k depending on where you live - is going to just hold steady in price, maybe even slightly increase.

The savy ones are worse because they are always, in my experience, trying to use it somehow to get themselves a sweet deal. 

I have since purchased more properties without any issues ... they have been sweet deals with sweet tenants. 

You say you don't care to be in control, but you really do and I understand your reasoning, but maybe the tenant is up in the air in regards to what she wants to do and maybe she does not want to make a commitment she regrets in the future.Send her a sweet letter in writing and maybe you want to even praise her for being a nice tenant and paying on time.

I have been able to find wooden wine boxes for cheap at about 50 cents each.

Yes if it's a class A asset which will have a good balance of rent growth and appreciation , given you have a sweet mortgage. 

Another sweet first post.

Unless I put suger in, it doesn't matter how many times I will try that experiemnt, I will NEVER get sweet lemonade UNTIL I change the system and add sugar.

-------------------------------------I make it short and sweet.