But there's one thing you can't learn in school or from an education and  that is the "drive", the determination, the self motivation. 

Actually I always rent below market rent so I can get a bunch of applicants and choose who I think is the best one.

I am leaning that this IS going to be a waste of my time, but I am going to use the time to get me some self education and practice in the following:1.  

We factor in about 2.5% of purchase price for yearly taxes, 5% vacancy (ours is closer to 2%) 15% of rents for repairs and capex combined, we self manage so no PM, and use 2% for rent growth (ours is about 4%) and 2% for property value growth (ours has averaged about 3.75% in our area over 30 years). 

I am looking for a SECURE, reasonably-priced (preferably free) site that allows prospective tenants to fill out an application online and then have the completed application emailed directly to me (or give me online access to the information)?

Oh, that a primary residence mortgage application could be so easy...On a separate note, the other two said they would only lend business to business. 

I modified my rental application using them.  

As you change jobs again, you will have access to another chunk from this current 401k and could then evaluate a self-directed IRA.

start with professional or nuce pics and a good listing. get vacation rental insurance and a reliable house cleaner and you're good to go. also make sure you line up back up cleaners in case they flake. also get coded door locks so guests can self check in yet not lose the key. is that what you meant?

I live in the DMV and I'm getting started in buy and hold for college students and in note investing through a self directed IRA.