By thoroughly understanding the underlaying principals, rather than "plugging" numbers into a web-form or spreadsheet created by someone else, you will better recognize good from bad deals (garbage-in / garbage-out).

They typically have daytime hours and are secure, so I don't think people are going to be making excess noise in the facility during the middle of the night. 

I am advertising 10 - 20 new units a month and there's no way I'll pay Zillow when there are dozens of other web sites available for free.

HodgsonOgilvy on Advertising by David OgilvyTested Advertising Methods (5th Edition) (Prentice Hall Business Classics) by Caples, HahnMy Life in Advertising and Scientific Advertising (Advertising Age Classics Library) by Claude HopkinsLearn from the $4 Billion Man by Jay AbrahamOn Writing Well: The Classic Guide to Writing Nonfiction by William ZinsserBuy one from any of the above authors and before you check out, look at the suggested books and/or what other people who bought this book bought sections.

We only "charge" that $650 when the borrower specifically authorizes us to do so. 

You can find us by web searching.

I'm guessing the thing to do is put it in writing every time with the contractor that they are only authorized to do the work we specify and anything else would be the tenants responsibility and they will be at risk of not getting paid for that work.  

I just found out they have authorized $500 worth of cleaning on the property without my permission.  

Is there anything specific I'll need to bring with me when I visit the housing authority office after I close??  

If you get properties under contract at the right price you will easily become a gold-mine to other investors and rest comfortably knowing you will get the assignment.   1) FINDING BUYERS Getting properties under contract begins with what I call your "Web of Influence".