So I go there at 8am or 3pm and sit in an office for 8 hours waiting for people to show up. 

My main reason in saying this is that you simply get a higher ROI when you have higher year-round occupancy  then when your place sits vacant for many months of the year This brings to light a whole new advantage of investing in the southern half of the US, because you’re not dependent on one season for the bulk of your year-round revenues Look, we know this won’t last forever.

I recall it was about $0.07 per mile over a 12 year period or something like that; it was approx. the same for a conventional vehicle based on something like $3 or $4 a gallon and equivalent mileage.

We will have to track this on a spread sheet and we will both always know where we are sitting with money owed. 

If your your home sits on the market for a long period of time in attempt to get"your price," the 2 month re-servicing period might not be of any benefit to actually saving any money.  

Youre losing 440/month while it just sits there on the hope youll be able to find a property?

Just reviewed title today with a $400k National City refi mortgage from 2008 replacing a 2004 loan but now sitting behind a $100k HELOC from 2005.

Stuff will sit and sellers will negotiate.

I would sit down with your CPA and seek to fully understand the tax ramifications of your untimely death.

To do a BRRRR you'd need to be able to buy the house in cash......It doesn't sound like you've got that kind of cash sitting around.