Now your education begins... on the fast track!

Cheap or expensive paint, this has proven to be a good way to avoid lines.

That one person has been difficult to track down and I would rather hear from actual users if there are any. 

I see and have tracked a few investors.

Given your track record, I'm wondering why you are looking to partner.  

Appreciation will be based on market demand which as we've seen in the last 10 years has gone up and down, however cash flow is a bit more stable and if you're leveraging more critical.We focus mostly on single family homes in class B neighborhoods so I would say you're on the right track.

Be there while they work and keep track of time and if they are sitting around not working.

Theres an extra tracking mechanism build in there, where all reciepts show up online.

If you can track down the previous tenant and back bill them for their utility usage do so, but you are probably out of luck unless you still have some of their security deposit.If the utility typically does not hold the owner responsible, then discuss the matter with the utility and see if there is some room for negotiation on the matter.

Off the top of my head I would say rents HAVE NOT matched inflation over that period but I also haven't been tracking market rents since I've retired.