Reduce your scope and build up a relationship of trust (on both ends) with high quality candidates.Go to a lumber yard and talk to sales person and find out who they like the most (buys lot and pays on time)... 

Obviously high quality finishes are going to cost more.

It just may not be feasible or wise to spend the time to create a database, maintain contact with owners, lenders and prospective buyers when there are few transactions).Conversely, available product is scarce in major markets, and as a result, a MHRV broker in a nearby state likely knows many eager qualified buyers.In large markets, I think posting a listing on Loopnet or other listing sites can be the kiss of death for a good quality/easily financeable property – before you know it, tenants and employees are alerted, and you have a bunch of worried employees and tenants on your hands.

For example a dated kitchen with walls yellow from cigarette smoke and a 60 year old oven is fine, a kitchen that you can't cook food in is not fine -- even if it is otherwise modern, new, and clean. 

Mainly, I want to be able to provide a comfortable life for my family while still being able to spend quality time with them.I have decided to throw everything I have into the Real Estate industry.

Scott,There are several items that you need to think about; common area cleaning, common area utilities (electrical at least), laundry room upkeep, fire alarm servicing and possibly monitoring, etc.

I spent the weekend cleaning it and getting a solid game plan in place.I am looking for suggestions on good roofer and a good plumber.The house is only 900 sq ft.  

Those properties, with a lot of deferred maintenance, the high likelihood of more transient renter pool, and relative difficulty finding high quality management at that rent price all point to a property like this tending to bring the most risk, especially for out of state buyers. 

The next unit we will have to replace carpet and I'd like to clean up the moulding but hope not to replace. 

Please correct me if I am missing some line items here, but here are the working numbers for the property:+ Gross Rental Income: $150,000- Cleaning Fees: ($21,600)- Management Fees:  ($19,260)- Property Taxes: ($3,700)- Insurance: ($2,400)- Trash & Local Tax: ($650)- Utilities: ($7,200)- Pest Control ($560)- Supplies/Maintenance: ($1200)- Acct/Legal: ($1500)TOTAL EXPENSES = ($58,070)Net Operating Income = $91,930---Based on my limited understanding of the local CAP rates for similar properties in Philadelphia, PA 19106 it looks like 5-6% is a realistic number.