I would most prefer a multifamily property, but that requires waiting, which I hate - and I want to minimize wasted time! 

The building is now filled and for the past few months I have been at full cash flow with minimal expenses!!!

-Maintenance and operating costs are minimal, comparatively speaking.

I collect rent online, I use a service called pay simple but you could easily use quick books as well minimizing the need to actually go to the property.Look at the prices and determine if 610/room is a good option.  

All the above is correct re DF here's how to protect the buyer and seller and minimize the risk with Sub2The Dreaded Due on Sale Clause..First what the heck is it?

This building is almost brand new so the maintenance is minimal, which would give a higher NOI.

My job is, in part, helping people make difficult decisions about problems that they can't seem to make with the help of others who both understand the solution as well as how to communicate the benefits of swallowing what may be a bitter pill or nasty-tasting medicine.Your challenge is to learn to spot opportunities to solve problems and carve out a profit for your execution.

House is also do for a new roof, but decking seems to be in good shape and should need minimal work and the attic is as dry as a bone.

I like to minimize risk personally.  

Since I'm working my agent pretty hard and this is a minimal commission I'll go ahead and pay the fee without significant whining, but it probably should have been brought up prior to the actual contract being drawn up, so live and learn!