We look at cash on cash and ROI but not IRR or anything that has to do with appreciation that is market driven and not forced because we don't control the market but we do control the asset.

Well, the way I see it...if I want to put a control mechanism on my account, why should I not be able to?  

You need to include expenses for lawn maintenance, trash pickup (unless included in property taxes), and pest control.

The hourly rate and added line items are getting out of control for the maintenance costs in my San Mateo properties.

Thank goodness the tenant is pretty understanding that this was something somewhat out of my control.

I'm fairly competent at credit management, but here's what I've learned and offer to pass along:  Monitor your credit all the time and don't let the credit agencies or any business control your credit.  

I had a bad partnership years ago in another business that ended in near bankruptcy after I gave up controlling interest to merge my successful business with two other partners. 

Being a new investor I sometimes am unclear about the relationship between a buyer and the agent and end up giving away control under the pretext of a benefit of the doubt.

Mowing, edging, fertilizing, weed control... sure.

I've used a local pest control person for some termite damaged base boards.