And to boot, it is far more powerful than I need.  

What a powerful thing, to have gone through a foreclosure and have that experience to bring to your investing.

The difference being I get to pick and choose what business I want etc.The mind shift from doing something because you want to and not because you have to is very, very powerful.

If the powers that be need to contact a property owner, they can simply query the database.

Landlord has done everything within their power to fix heating issue for tenant but tenant refuses to call gas company.

There is a fair amount of expense to turn power and water on, then have to winterize the property again prior to closing. 

Powerful stuff 

I guess at that time I wasn't fully understanding the power of owning RE.

If they don't pay the power company will go after the tenants for the unpaid balance.

. §54.1-2103 Exemptionsa.The provision of this chapter shall not apply to:1.Any person, partnership, association or corporation, on their regular employees, who as owner or lesser perform any of the acts enumerated in §54.1-2101 with reference to property owned leased by them, where the acts are performed in the regular course of or the management of a property and its investment therein;2.Any person acting without compensation as attorney-in-fact under a power of attorney issued by a property owner solely for the purpose of authorizing the final performance required of such owner under a contract for the sale lease purchase, or exchange of real estate;3.Services rendered by an attorney-at law in the performance of his duties as such;4.A person acting as a receiver, trustee in bankruptcy, administrator or executor, any person selling real estate under order of the court;5.A trustee under a trust agreement, deed of trust, or will, or the regular salaried employee thereof;So if you are not interested in getting licensed, and don't want to manage any more, then I would say have your friend give you a power of attorney to manage the property for him.