I very much appreciate the effort you put in to research the area.  

A residential tenant can't be put in a position to do maintenance in any state!!!! 

I find I work (research and due diligence) better late into the evening when the kids are back, my wife is asleep and the distractions such as noise, calls, etc. are down to a trickle.

So this is a very, very basic estimate.I know someone who put in three hours work and walked away with $7500.

No more distractions... no more thinking off the top of my head trying to figure out what to do... no more losing focus on what my objective is... and FINALLY having a clear written goal and a plan to accomplish it.

He needed to water the mature palm trees he had put in his yard, because he wouldn't be able to enjoy young palms for several years.

If you are doing a true 'silent partner' model where your investors are only risking they equity they put in, most models end up around an 80/20 split with 80% of profits going to investors and 20% of profits going to the managements/sponsor. 

I have to admit that I lost focus on my goal on becoming a real estate investor, manly because of holidays and other distractions.

I also find it t a turnoff some of the screening some sellers put in their ads. 

What you have here Jim is what I refer to as a "shiny object of distraction".