I am always aware you have Out of State rentals, that's amazing!

She is already aware of this, but wanted to make sure because somebody was in her home and she was a little concerned.  

If you were unaware of the rules behind section 8 than that is a fair discussion as you weren't discriminating you just weren't aware of the program and how it works.  

However, I'm aware that to invest in RE, one must be around and available because things often come up. 

Therefore, skip tracing and heir chasing becomes the challenge of the day.Alternatively, acquiring a secured creditor position also make for interesting and profitable plays, however now you are dealing with applying for surplus funds due creditor from overbids generated.If you must buy at auction to clean or perfect title, be aware that there are certain super-priority liens that may survive tax sale, including some water (riparian) districts and other agencies exclosusive of the general tax rolls. 

Be aware too that the broker will take a cut out of your management fees so your small fee gets even smaller for all your hassle.

Not a war zone either, but better safe than sorry.

They are already aware of the pitfalls.

Thank you :) yes im aware of the many templates that excel can help me with but i was curious as to how much Excel will i need to know.

Depends on the tenant....In this situation I would possibly invoice them every month to make them aware they owe the fees but if they kept the place up and paid 95% of the rent I would not evict them.