We have found the following benefits:1) We can demand an extra $30 - $50 per month in rent for the convenience of en-sute laundry;2) Tenants pay their own electricity, hot water and, if sub-metered, water costs related to laundry;2) In small residential buildings (like your quad) we often no longer require an electrical entrance for the house;3) Vandalism of the laundry machines is non existent {though it was never significant} ... if something happens to a machine, we know who is responsible.4) High-efficiency residential laundry units are 50-70% the capital cost of equivalently performing commercial coin-op machines  {between the extra rent and depreciation, we find the machines are paid-off in ~2.0 - 2.5 years}.

This strategy will generate more business than a new agent can handle if performed consistently.

The police report said the sport goods were delivered and mail notifications were sent to my property.My tenant said she has nothing to do with that.

Landlord may contract with service providers to perform services at the property.

I'm not saying stocks are bad but 401's don't as a rule perform that well.  

I recommend Tommy at District Title to perform the work.

I'd probably move towards the east just because of the beauty of the mountains and the access to more adventure sports. 

So for instance a portfolio deal I did last year, no renovations necessary, already performing assets:Purchase Price: $994,000Appraised Value: $1,265,000Max Loan: $885,500 (ARV*.70)Amount Down:  994,000 - 885,500 = 108,500 Since 108,500 is more than 10% of $994,000 that's what we put down.  

Plus, if it's your first experience with a property manager (and out of state investing) you might want to see how they perform on something that's more cut-and-dry and letting your first experience with them be managing a rehab project.  

How have they performed?