When I started out I tried to do as much as I could myself but realized it was a mistake. 

In our experience, the #1 mistake landlords make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.

OK, I am known to go on rants - but I have been told I add value by keeping it real and letting people know what I see going on in the note space. A recent trend I am seeing is sellers posting notes with a Total Payof...

It wasn't until we actually hit a car when we realized our mistake.

At most that's a difference of up to $30 per month -- so, big on a percentage basis, but a worst-case difference of $360-ish on an annual basis probably wouldn't sway me out of a deal. 

Plan for the worst: the owner, a former contractor, was willing to help with a lot of the labor if I paid for materials.

I deposited by mistake a post dated September check in August, it went through, but the bank told me it doesn't matter, a check is a check, and I can deposit it even post dated.In these situations, you have to take things on a case by case bases.

I think it’s probably one of the worst areas with an inflated market.I’m sticking with western Carolina mountains. 

It all depends on how fast your equity (free equity...this doesn't mean you using your CF to buy equity in that house...worst thing you can do) builds up from appreciation. 

Worst case, I can replace an HVAC and water heater in the same timeframe.