My Carpenter can install them inexpensively, but they pay for materials, labor, and maintenance of anything they install.I also require that if drapes and such are installed by tenants, that they remove the items and properly fill holes and paint as they exit the lease.

I would only recommend doing this knowing you got a good deal on your hands that your able to manage properly. 

It was probably in my former investment experience... that pesky $90k I spent on those awful law school classes... what a tragic waste of time... ...you know... unless they then allowed me to properly analyze rulings, understand the legal process, and be able to say with near 100% certainly, that the mandates you're clearly referring to, shall be federal law soon enough. 

There's a good chance that even if it's zoned properly they will make it very difficult for you.

Im hoping I can get enough rental income on the first year to cover all expenses including mortgage, cap ex, repairs, vacancy, and hopefully I can wiggle in management for the convenience of properly screening of quality tenants.

In other words how can we help you if you don't at least make an effort to properly describe your issue? 

The fact that a tenant is complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.7.

In terms of my realistic personal bandwidth over the next 3-5 years, LTR may be a better fit for my lifestyle.

If you are using a handyman they may not know how to build a proper waterproof pan with tile.

So, when you are looking for multi-unit properties to purchase and the marketing package indicates the annual expense rate is less than 50% you need to challenge that number because the sellers innocently or purposely deflate the numbers and you should always change the rate and base the price you would pay for the property at 50% because there are many factors that change the expense rate i.e. the sellers were cheap and did not maintain the properties properly, deferred too much maintenance, or they personally did the repairs and you may not have that ability.