I have been contemplating this myself.  

I quickly found 9 years worth of assault/felony theft/domestic violence convictions against one of the tenants.

I handled waaaay to many calls where innocent people were assaulted, raped or killed just because they were in the wrong place at the wrong time when evil came passing through.  

Mike, In my opinion, none of what you're contemplating changing is an HOA concern.

Ultimately she ended up physically assaulting him.

I, too, have been contemplating about getting my real estate license only because I recently have a newborn child and would like to earn a little money on the side and use that commission for other investments while learning more about the market.Good luck with whatever decision you choose and I look forward to hearing other suggestions and pros and cons from other investors!

The wife and I have been heavily contemplating the idea of moving out of our house into my guest house on the property and renting the main house.

@Andrew Burt, I know nothing about the tax end of the deal you are contemplating. 

I'm contemplating taking the Directv received out of the unit and replacing it with a Roku/AppleTV/Google Chrome, etc. to offer streaming services, or maybe a DVD player with access to those streaming services. 

You'll be asking yourself what these extra are worth now, each year when you contemplate rent increases, and each turnover, so it is good to have facts and data to support your gut feel.Keep in mind that if you stay lower rather than pushing the price, you'll get a better applicant pool to be able to choose from.