I also realize that it'd be easy to say, "It's your friend, you shouldn't charge him" but the house is almost an hour away and if I'm going to coordinate lawn care, cleaning, renter turns, and the like, I would like to be compensated to a certain degree. 

Very clean as well.

You probably want to put only 20% down and easy on rehabilitation cost keep it in mind in a year or so you need to clean up and remodel as tenants will not keep homes the way you would.

I have great reviews, great landlord reviews, great cleaning crew, and everything is in automation mode.

Roof inspectionMaintain grounds – weed, trimPest ControlReplace Furnace FiltersFurnace InspectionFurnace Duct CleaningChimney Inspection/CleaningCheck & clean Dryer VentWashing Machine Hoses and TrayA/C InspectionFlush water heaters (annually?)

It is critical to have a dependable support staff, namely the cleaning staff.

Bid on the property that is being foreclosed on by 1st lien holder because it wipes clean all the loans taken after that one.

I had the carpets cleaned, the smell is still there?

They said they would come back to clean the apartment a couple of times but are not doing so. 

Not only it creates greater cash flow, but helps in creating a good 'history' for bankers when they see you have managed a prior loan more cleanly.