I'll track down a company who can identify the odor and perform the cleaning and get itemized receipts. 

I think the primary concern with this course, Mark, aside from the fact that you would need to be more hands-on with this employee than you would likely be with a prop mgmt company, is that many states require property managers to have a real estate broker's license in order to perform many of the functions that are central to managing your property (interviewing/placing tenants, collecting rent, etc).

Also perform the analysis on the entire lifetime of the investment.

Then have a sheet called comparisons that I link the metrics of the property evaluation sheets of the individual properties that I am considering and I have a metric that I can compare one property to another and see which one would perform better per dollar invested.

This will be based on the purchase price instead of performance, so be prepared to come to the table with a decent sized down payment.

I even suggest that they ask their insurance agent to review the insurance clauses to assure that you can actually perform under the language or will the cost be prohibitive to you as the tenant.  

I have noticed in my area that some properties can perform (in terms of cap rate) 3 or 4 times better than others.

I have been actively acquiring Notes for passive cash flow since that time.I like the the passive nature, the safety and the cash flow that I receive from Performing Mortgage Notes.

We work closely with a company that will perform "remote closings" on site, as well as "mail away" closings for signatures, and the money side can all be done via wire transfer.Before you expend a lot of money and effort, establish some partners and systems to make everything more simple and efficient.

Performing notes will bring you 8 to 10% or so... note funds 12% or so.. syndications 8% with upside if there is some upside. some risk there.no leverage but it does not sound like your a leverage guy any way..