Which is about 3 months of rent but i can deduct thay in my taxes against rent.Or are you guys using Heloc as I won't be able to deduct that from my rent is what I read.Also is there a better way to find lender with less fees for closing for cheap investment rentals.Currently I have 5 rental. 2 with personal home mortgage and 3 paid cash so no mortgages.

Try to keep the tenant for 20 more years would be my advice personally.

I'm personally not a fan of 3/1s for MTR.

If you have a $5k judgement, and you can get a guaranteed grand or two from an agency, that's not a bad deal *and* you have the satisfaction of knowing they will hound this person from here to eternity.  

The only way I would let a tenant paint is if I could set up a lawn chair, grab a drink and watch them for entertainment.

It might make more sense to own the property and lease it out to an organization that does it and you could do a percentage lease rather than a flat monthly fee.It isn't for me but I'm more of a passive person.

I don’t plan to use the MIL for personal use. 

An exception may be someone with a VERY strong personal financial statement. 

The fee gets you listing maintenance, a professional person available around the clock to communicate with your guests and monthly/end of year reporting.

I just got back from deployment about a month ago and have focused a lot of my spare time on catching up on personal matters and setting up my business.