Then every few months, I go through an adjust the prices on the properties if I think they have changed.

What I'm saying here is don't be afraid to change Pm's.

gotcha... although if you just hand in the keys your walking from your downpayment and whatever cash you have in it.your sense are correct all these folks singing on massive debt with 5 year calls are taking a certain amount of risk.. just need to look back to 08 09 when no one could refi and all these properties changed hands.. it was not because of poor operators basically it was frozen credit and banks not relenting or walls st.. hedgefund bought said notes from failed banks and refused to rewrite and took the assets.. since they paid pennies on the dollar for the paper.. foreclosing and reselling was still a better play for them.. 

I would have the ducts cleaned, furnace/AC system cleaned as much as possible, change the filter, and then run an ozone machine with fans set up to circulate the air for 48 hours.

If real estate fails, and I don't think it will because I'm off to a great start, I can always fall back on my education.

@Ryan McEniff based on my education and training when analyzing a deal I use the following for operating expenses: Check with the local area you are buying by asking the local experts, but as someone who is a real estate Broker in CA, our average closing costs on the buy side for a buyer will run between 2%-3% of sales price (most of that comes from lender origination fees). 10% vacancy (most deals I see when being offered for sale are between 5%-8%, but if it pencils with 10% I know I'm probably covered on vacancy)10% for property management (until I know exactly what the PM fee is then I would modify, but average is 8% to 10%)5% for R&MActual Property TaxesInsurance (Get quotes from 3 companies and take the average)Landlord Utilities (12 month average.

HelloI found BiggerPockets by chance and am very happy to have found this great source for education and networking. 

Quite frankly I lean more toward flipping because I enjoy the process of seeing something transform (though that may change when doing it for money) and also because of the potential for higher returns.

And I have phases were some bank and some don't buy a quarter later and the tides change and lists perform differently.

I have exclusively fix and flipped properties and I'm considering changing my strategy.