I had an applicant look good on paper, but the prior landlord said she was a pain to deal with and while always paid, just simply didn't follow the property rules, was rude, etc. 

Does your first application ask how many “animals” or “pets”?

We are watching all the new construction going on and know the land will be worth more in the future (and rent is higher because of the land) but right now it doesn't make sense to lot split and build due to the sky high costs.

@Eamonn McElroy what I meant was if you and your partner agree to a equity/ownership interest then ask your attorney to draw up the operating agreement but ask him to keep the language as simple as possible where applicable.  

I watched Brandon Turners Webinar about identifying properties.

Don't have anything UC, but completed an application to which the lender says "she is OK for almost any deal within reason".

I have questions galore about the fine details and the practical application of a lot of concepts that I have heard of or learned about.

Let me count the ways:1) Licensing and Entity Set Up2) Establishing Proper Bank Accounts3) Creating a Phone System 4) Having no PM education or experience5) Accounting6) Marketing - Of themselves and the homes they manage7) Application handling with screening8) Lease execution - minimal understanding of how to fill in a lease9) Tenant laws and regulations10) Tenant relations11) Maintenance (I should say that 5 times)12) Make Ready issues13) Security Deposit Itemizations (the most expensive failure you can quantify)14) Failing to seek advice or education 15) Service Animals16) Fair HousingI could go on, but one of the biggest and would considered the "umbrella".....is not providing a quality service to their owners and tenants. 

I thought of that and guess it would not break any rules but if the county is watching, they'll figure it out but I guess it's ok....In the future I plan on contacting owners before it goes to tax lien sale if it's a parcel I'm willing to pay more for then what I could get it for if foreclosure is imminent. 

@Evan Bellingar  real estate tends to go in 10 year cycles 5 is a little tight.but no one save a few ( watch movie big short) really saw the 08 melt down coming or thought it would be such a global disaster as it was....Were ORegon got hurt the most was in Construction... in from 1992 to 2007 there were an average of 12,000 doors being built in the metro area. that slowed in 08 and by 09 there was a grand total of 700 permits pulled... construction financing had froze .. and a great many in the trades went bankrupt lost their homes and are just now pulling out..