I own an 18-gauge brad nailer/stapler with a small air compressor.

This way you can take your time and find another property without being under pressure and paying more than it’s worth to avoid taxes.

Most people who shy away from THs do so because of the downward pressure on the performance metrics caused by the HOA fees.

I have been exploring rent by room lately and happy to exchange the knowledge.I will start with some gotchas:Lease: Two ways this can be done 1) Master lease and put each tenant on the lease, that puts peer pressure on everyone to pay the rent, keep the property clean etc. 2) Lease separately for each room, flexible renting and everyone isn't bound to others' wrong doing, tenants might prefer this.Utilities: Three ways I have seen people managing utilities 1) Include average utility cost in rent and take care of all utilities yourself and have a cap at max utility after which tenants chime in 2) Utilities are paid by tenants but that could cause issues when renting by room and one person is overutilizing electricity etc. 3) Fixed cost of utility charged to tenant monthly and anything beyond that is paid by landlordProspective tenants for rent by room: 1) Students attending nearby colleges, put all of them on one lease and have them find roommates, put their parents cosign the leases, 2) Traveling nurses, they're catch all when comes to rent by room but usually short term, 3) Rent out by room to any individual professional, this creates more management overhead but keeps vacancy lowCommon Areas: Try to setup such that common areas are avoided by tenants as much as possible.

I also don't like the time pressure from tenants when appliances stop working, especially the fridge.Just wondering whether it is proper to make appliances tenants' responsibility, and how it can be done.

@Dustin Murphyunfortunately, cash flow is really, really tough right now, as there is a lot of pressure on prices and rates. 

Is there any metrics/resources you use to gauge how diverse/stable the economy is?

I used All-Star Electrical Services (PA030507), when my home inspection turned up incorrect breaker installation vis-a-vis the gauge wire.

Very much unlike regular tank water heaters.2) The water line (gas pressure) needed to be very high.

I have just drop a jug by at time and there are happy to do it.Slow growing plants that are draught resistant for less upkeep.I pressure wash the drive way with each turn over and do outside of  house once a year too.One house I have get a lot of pine needles on the roof.