I see that REI nation has zero available for Huntsville, and my impression is that  even turnkey operators can't make the numbers work here right now. 

. $40k a year for not doing much is a great investment on $40k unless you are putting in a ton of work into the property.Who operates the property?

How are these changes playing out in your day-to-day hosting operations?

Do you have a track record of purchasing and operating real estate on your own?

-I don't have friends in this business, -We live in Charlotte, NC and I would prefer to find something not more than two-three hours of drive-I wish we could get a duplex, but I don't know what the main difference in operating a single family and a duplex.

I've trained people at my jobs when I was a senior accountant to controller.I've used Yardi Enterprise (old desktop client software)Yardi Voyager 6s & 7sYardi Genesis2Reason why I say you won't be able to find a tutor is because no one is going to spend $15K a year to use as a training platform to mentor and tutor people.

.✅ HVAC System – Ensure heating and cooling systems are operating efficiently.✅ Electrical – Identify faulty wiring or outdated equipment that could be a safety hazard.✅ Plumbing – Detect leaks or hidden damage before they escalate into major expenses.A small investment in a home inspection can save you thousands in unexpected repairs and help protect your bottom line.Do you get a property inspected before making an investment decision?

Yes, I am curious what market you are in.We have had people sell every year of our operation, all for various reasons. 

With a bit of planning and good operations, one can easily manage 20 to 30 properties without an assistant, with less than a day or two a month.There's lots of automated ways to check on rent, make deposits (my tenants deposit directly into a bank account), receive maintenance requests, have maintenance done, etc., etc.One thing I could argue is to have your tenants ONLY email you, especially for maintenance requests, and that email goes directly to the vendor that you have set up to handle it.

Quote from @Nicole Heasley Beitenman: I'm coming up on my first year of operating an MTR.