In certain places, the returns can be so high that you don't necessarily care having a mortgage.

It was already in nice condition, I just took care of a few maintenance/repairs and purchased a refrigerator.

GFCI outlets are a Must above kitchen counter tops and bathrooms.In any event, I would let your repair person take care of the needed repairs and not the tenant. 

I know I gotta be careful with the people I let in my house.

Does anyone care about their money anymore?

A good PM will take care of everything and an investor that's been in the area for some time can tell you if who they're using is meeting expectations or not!

I know this is not a good ROI because it doesn't add value, but since I am really opening up the house I will have an easier time than ever to just take care of it and be worry free for 30 plus years.

You could take your equity, buy a couple of homes out of state, have a management company take care of them and you'd have a very positive cashflow, for years to come...no earthquake issues, no lawsuits (hopefully)...etc... 

Listening to a relatively recent BP Podcast I recall hearing the interviewee talk about buying properties online via auction but that you have to be careful because some of them (Auction.com he called out specifically) will bid against you in house.

Obviously cash flow is much higher but so are a lot of other variables like your property being taken care of, rent collect, etc.