The Buy, Rent, Refinance, Repeat or BRRRR method seems like a good way to get the ball rolling.

The projects ranged from floor repairs, paint, fencing, exterior repairs, cabinet painting, deck construction, and trim work,Being the lazy landlord that I am I decided to farm out 90% of this work . 

His friend does not help with lawncare, has had an unauthorized pet on the premises, and has painted a room (causing damage to the floors and trim) which also violated the lease agreement.

Have you heard about Lance Edwards and his methods of buying small apartment complexes?  

Legally, the lease term ends at the end of the month.Also, text is not currently a legal method of notification in most if not all states.

Though, now I have a whole method of buying at tax sales that has kicked my investing in high gear... so it's okay to make mistakes... as long as you learn from them and don't rinse, repeat.  

Thanks for the tips Clayton Mobley I will definitely apply those methods and appreciate your input.

I"m currently in the process of the BRRR method and looking to refinance shortly.    2 questions:1.  

Personally, i put each house into its own LLC, this way it keeps each investment separated. some will agree with that method and some will not, you need to find out what will work best for you.

I plan on doing the BRRRR method and I know that doesn't reach the 30% threshold, but I am comfortable with it.