not sure I know exactly what those mean yet except to say I'm looking for more long term equity to have better tenants/houses than better short term cash flow with lower tier properties.  

This firm specializes in representing landlords doing evictions in Colorado and probably does 80% of all evictions in Colorado.Sure, doing the first "year" as an 11 month lease might help address the new tenant in perpetuity but after the first 12 months they are your tenant as long as they want to stay (with the exceptions allowed by the law).

Same for many of these costs (except title insurance).

Washington continued with land acquisition and development through most of his life, with two exceptions, both of eight year duration.  

Once you have the LLC set up with the DCCA, you can just record a quitclaim deed with any escrow company, no lawyer necessary except to draft the deed. 

Of course, there're exceptions to that, too.

They could be allowing a tenant to pay rent late each month, and that tenant will be expecting you to make the same exceptions for them. 

Select a larger area that is at least 30 minutes in each direction. with maybe a hand full of exceptions I am pretty sure you would be hard pressed to find a mix that represents the demographic cross section of this country and therefor a wide range of neighborhoods.

They still manage to pay rent on time with one exception where we negotiated a late payment.Bottom line is I’m just tired of dealing with them from the problems, erratic behavior, etc. 

I have not seen the home with the exception of the outside.