I should have been more prepared, though, and I think that is a sign for me to get going on finishing the systems I want in place to handle the big issues like late rent, repairs, emergencies, and the like...Like the above investors mentioned, the anxiety stems from having a conversation about the rent issue.  

Just for reference I pm'd Rich a link to a Self Insurer trade organization: http://www.natcouncil.com/This trade organization is set up for self insuring worker's comp but the people they know who set this up are the people folks like Rich would need to get in touch with.

I'll often trade a few percent for a better area that I feel has upward momentum.

I’m currently selling my duplex in south city to trade up into a bigger property, and it is a relatively inexpensive way to get decent cash flow.

(almost no-one ever deposits late) even when one of our tenants had an out of state emergency they were able to deposit into a BB&T account from another state :)

Add insult to injury the guy was a plumber by trade, he said he could get the meters cheap but, the total cost is upwards of 4k each, he has a 4 units all on the same meter (ouch).So, my question is, what would you do, as a landlord/investor?

While inspections can be difficult with job scheduling, they do tend to keep the trades honest by ensuring that at least a minimal standard of care (and safety) goes into repairing / rehabbing. 

I'm sure the pest control company owner would not be pleased to know that they had an employee giving away trade secrets.

Jordan, I hope you don't think you got slammed by me, I was only posting my opinion to help.Here is more of that opinion:You appear to have a strategy to buy new or almost new properties and pay higher prices for them as a trade-off to not having repairs (or at least anything major) inside the first 5-10 years.

This is highly desirable price point for young professionals who desire staying in the city limits but need additional space for a growing family.Given the trade-offs the neighborhood may not provide the lifestyle many young single professionals desire in terms of easy accessibility to nightlife and the financial district where many of these professionals work during the day.