Any tips you have when dealing with a tenant who consistently breaks lease, lies about property damage / repairs needed, does things like keep the heat off in the winter when shes closed for the one day a week.

I am nearly positive no course could have ever taken me as far as partners and mentors.I highly recommend networking and partnering. 

Quote from @Lucas Hunt:  I will essentially be managing the entire property/collecting rent and my friend will not have to lift a finger.No offense,  but your friend would be better off buying the property for himself and paying a PM 10%.

Tenant is moving out of paid off property in August.

I use Dunn-Edwards velvet for walls (please note that while stains wipe off, it’s easier to do touch ups with eggshell), flat for ceiling and semi gloss for trim.

Best part is that they would have VA's with different experiences and budget based off how long the VA has been doing property management.Feel free to DM me if you need any help or if you have plans on scaling using VA's.

You're not picking stocks...this is far more hands on and nuanced than looking up stats on the internet.

Write it off in your head as a lesson learned on who not to call.  

First off, kudos on stumbling into your first rental property - that's how many investors get their start!

.: @Michael S.yep that's how I've thought about it so far tooindividual properties: high control, lower liquidity.