You are welcome Travis, and THANK YOU for your service! 

What most, in my opinion, fail to realize is that as a property owner, you are providing a service to a customer, and as such, must be in a customer service oriented mindset.

It's nice having him there to keep an eye out...plus he plows and mows so our tenants get great service.

Fully Accountable is an online service that a lot of my REI friends use. 

My criteria for buying are at least a 10% CoC return, and $100/month or more in net cash flow PER door (hopefully closer to $200/door).List Price:  $179,900Down Payment:  $44,975  (25% down, assuming I buy at list price)Repair Estimate:  $5,000Closing Costs:  $2,500TOTAL CASH IN:  $52,475Loan Amount:  $134,925Loan Terms:  5.25% fixed rate, 30-year mortgageMonthly P&I:  $745Monthly Rents:  $2,000 ($1,000 per side)Vacancy Loss:  $100/month (I estimate 5 - 8% on multi-family properties, depending on how popular the area is).TOTAL MONTHLY INCOME:  $1,900 ($2,000 - $100 in vacancy)Taxes:  $154/month (you can usually find the actual tax amount paid for the previous year on your city's website)Insurance:  $100/month (ask other investors in your area what they pay, or for recommended agents who can give you quotes)Water/Trash:  $80/month (this is typically paid by the landlord in my area)Sewer:  $50/month (also typically paid by the landlord in my area)Lawn/Exterior Maintenance:  $75/month (my property management company offers this service)Maintenance:  $100/month (people budget anywhere from 2 - 10% for this... if it's a well updated and maintained property in an area that attract responsible tenants, I budget on the low side)Property Management:  $100/month (usually 8 - 10%, but you can find PM companies that do it for less... just make sure they're good at what they do!).

If you can provide them with a service (sweat)that they cannot provide them self or with a commodity (time) that they do not have then you may have the start of a beautiful partnership.

We will likely meet in person at some point when it will make things easier (discussing specific contracts, shadowing of client based services, etc), but in the beginning it has been just through phone calls and text as it works best for my schedule at the moment. 

The process starts with the sale of your old property and you must use the services of a qualified intermediary. 

If so, how is that facilitated, are there service providers who handle it, and what are the approximate costs?

& Regs. 1320-4-5-.16]: + Medical and allied health services, except services of persons making dentures and artificial teeth. + Religious, charitable, legal, educational, domestic, accounting services, architecture, engineering, surveying, and veterinary services. + Services rendered by nonprofit membership organizations for the promotion of the interest of the members. + Nonprofit educational and research agencies. + Public utilities as defined under Tenn.