@Diane GAnd I thought New Jersey was bad, with their Anti-Eviction laws that favor the tenants.

Is there a good software accounting that would work for someone like me who wants to spend less than 5 hours a month on this task that doesn't cost a fortune. 

But you have a much higher chance to run into one of those that are not up to task, which is the majority.Even the better ones are not experts in REI, so that is good to keep in mind, too.

I'm not as anti-carpet as some people here seem to be but I prefer to put vinyl if possible.

With technology advancing to the point it has, many of the tasks performed by agents can be automated, and market data is readily available to determine fair market value.

This stuff can get pretty tricky I suggest seeking advice from a professional.In terms of Passive/Active losses, these losses can be made active if you're a licensed realtor, or you performed more than 750 hours of work on your rental property(s), which include construction, renovation, and other managing tasks.

The only mention of occupancy that I could find was an archived memo from 10 years ago, with a nebulous statement about how "generally, three non-relatives is okay," or something along those lines.I'm currently living in a 3BR SFH with three other people; my landlord says there is zero guidance and occupancy is not something that is ever enforced, even during her previous appearances in eviction court.This is mind-blowing to me, as a refugee from another college town with absurd anti-landlord & anti-AirBnB rules (cough, cough Auburn, AL).

What is your hedge against the anti AirBnB sentiment/laws?

If anyone is interested in stopping by the house and taking a few pictures as well as some other small tasks i would be happy to cut you into the deals.Thank you,Jack

But, if you have experience with more than 1 person on a team or in a partnership being accountable for the same tasks, things fall through.