If you don't already you should consider assessing an initial late fee and then a daily late fee (if your state allows it) until rent is received - (you can also always cap your daily fee if required by your state) - this will convey to the tenant that again - late payments are not tolerated.You'll have people on either side, some will say let them go for as long as  you can afford it without paying rent because everyone runs into financial trouble and others will say evict the moment they are 1 day late and don't look back.

https://magazine.realtor/daily-news/2019/06/21/watch-out-first-time-buyers-mom-and-pop-investors-are-swooping-inHome purchasing activity among investors has reached the highest level in the past two decades, shows a new report, “Investor Home Buying,” released by CoreLogic.

Daily action is critical.

Then after I find a particular house, I’ll start to google the nearest pet store, target, costco, Whole Foods etc, I’ll look up local parks and go off the reviews on google maps.

Their only responsibility is to do their own laundry, cook their food and pay rent.LTR is a long term rental. 

Population is going up 0.5% per year.3) Units are 3/1, with a garage.4) 2-5mins drive to food, shopping, and airport.5) Last renter added 2 years ago at $700.

Food for thought...I think @Jay Hinrichs gave you some great advice about HML since it is the closest to the skill sets you have honed over 28yrs.

Success is a daily practice.

If the tenant stays beyond the scheduled move-out date, I charge them 3x the normal rent rate, prorated daily through the day of departure. on a $2,000 rental, that would be $200 per day for ten days = $2,000. 

I ask because 6 figures plus goes A LOT farther in midwest markets like Indianapolis and Cincinnati where there are cheap flights to NYC on a daily basis.