My only concern is 60% of the leases are month to month (some have been month to month for 2 - 3 years and way under MR), and I don't have proof of unit condition prior to each unit being rented.

If they do, that is an early sign that that person may not be the right tenant to occupy your property.Collect DepositsThe standard security deposit is usually equal to one month’s rent, but some states law allows property owners to collect up to two months’ rent for a security deposit.

They all offer rent collections, work order management, portals etc....how they do it is different. 

Do you know where I could find rental collection data? 

It is not illegal for a landlord to require proof of same (and not from one of those bogus online sources that, for $99 will claim anything is an ESA).Some landlords are now providing their own forms that an applicant must take to a LOCAL medical provider QUALIFIED to confirm the need for such an animal. 

What program, app, or website do you use to collect rent?

I am worried that I am paying too much for turnover/major repairs without collecting multiple quotes...

What program, app, or website do you use to collect rent?

I'm not familiar with your specific area, but if population stats look positive, job growth is good, and schools are good as you mentioned, there's a pretty strong chance you'll see appreciation over time.If you're truly looking for an investment though - I would consider looking for an investment property at some point down the line (maybe after you save some cash after this purchase) - something you can rent out to others, collect cash to pay your mortgage and potentially bring home some extra each month while you pay down that loan.

We collect security deposits to cover cleaning or damages that may arise out of the tenancy.