Students feel because I am a small landlord, I can make the concession on my end.

I have a note in the lease that they're not supplied or warranted by the landlord and the extent of what I will do (if any exist at all) is haul them away. 

Hey Andy one of the keys to profitability as a landlord is quick turn over. if you where renting your unit out for $2,000 a month and waited 3 months to get someone in.

Or it takes a third week for your new tenant to move in, now your negative $200 if all the previous expenses were paid by the landlord fairy.

I have several clients who have invested in Vegas and had a lot of success but now they're focusing more in the southern/middle part of the country because the price points are lower and the laws are more landlord friendly.

Fourth, tenants tend to “try more stuff” with mom and pop landlords than property managers.

This is less risky and can earn you money quicker to use to buy investment properties.Also ask burnt out landlords if they would sell with owner financing.

WA is not a landlord friendly state, but if you are going to invest in WA, the eastern side has some hot spots like the tri-cities area that may yield good cash flow and appreciation and still be close enough for you to go there when you need to. 

Real estate is a long term wealth building strategy and in that one year you can learn a lot about home improvement and land lording. 

I have to evict using the landlord tenant route, but I don't know which reason to choose.