Sorry I posted the wrong zip earlier.http://www.realtor.com/soldhomeprices/34116

congrats on your first property, your thinking is little wrong about the outlets.

But in the final analysis, investors should expect small things to go wrong.

I'd guess 6-7 (my wife and I combined) hours per week on site maybe another hour or two on the phone per week.My tip is meet the neighbors and give them your number and ask them to call if anything is wrong.

Unfortunately, there is no one right or wrong way to find the right contacts. 

I am probably doing something wrong but am eager to see what exactly is off.

Get ARMED with information and under no circumstances, get into an argument or verbal-shouting match (I know it's tempting) with them as they can become emotional and you have to walk a very DELICATE line when dealing with problem tenants like this.I'm NOT providing legal advice: but if you have a lease (contract law) and they are in default, it doesn't take a genius to decipher who is in the wrong.

It could take longer as their calendar has less availability.If you don't know the condition of the heater based on your sub-par code lines, you may want to bite the bullet and go for a full HVAC install, which might be more with new line replacement than the original quote.Going with just the blower replacement could save you big money, if the unit lasts and nothing is wrong with your heater.

Then being in the wrong on the late fee date.  

Jake, I tried texting you but it was the wrong number