Have you considered investing out of state for investing in cash flowing deals? 

Ohio has emerged as a primary focus in my extensive search across various states (I have looked into many states).

I am not a lawyer but you are likely required by your state law to give a receipt of work completed if you are keeping their deposit.

Late fee amounts and timing are often affected by state law, so be wary of implementing the answer someone gives you.As far as vacancy rate, 5%. 

(there are plenty of articles/resources online on how to winterize a house)--but, at bare minimum, the heat must remain ON . 

But it was before and it's picking up again now.Properties are in Washington state, greater Seattle area but not in Seattle proper, not landlord friendly area still....I'm early 40's and tired of being a landlord or being tied to the area I don't want to live in anymore due to having to manage the properties (PM too expensive).

Does this apply to every state? 

New York home sellers must make disclosures under updated law in shift away from 'buyer beware'For the past 22 years, Long Islanders selling their homes could avoid answering detailed questions about their property by giving a $500 credit to buyers.They no longer have that option starting Wednesday, when new changes to state law take effect.

I formed my business as a LLC in November 2022 my accountant then formed an S-Corp with the same business name in march 2023 NY state back dated my S-Corp to November 2022 I didn't know I needed to open a new bank account with my new S-Corp tax ID #.

As stated above, some lenders have no dscr options.