The general idea is to separate the expenses between the personal unit and the rental.

I am also looking into doing a quit-claim deed, however I know that my dad would be uneasy with that idea. 

I haven't contacted any PM companies yet either, I am really hoping to do this one on my own but from what I've read it's still a good idea to include it in your analysis just in case one day I decide to go that route.

I have several ideas that might help expand the way you look at these properties.

The general idea is that mastering anything - from your profession to your relationships or hobbies is a continuous path, and never a destination.

There is a lot of competition in my same neighborhoods (many investors jumped in with the same idea about a year ago.)2.

Any ideas?

@Mark FriesGood idea, but how do know they lock the door behind them?

The idea is simple, create a thorough and concise overview of the area.  

With that being said, I am slightly hung up on this idea of "buying it right."