I own 1 profitable rental property and I am retired, keep separate records on my rental property.According to IRS guidance it states:  "If an interest in real estate fails to satisfy all the requirements of the safe harbor, it may still be treated as a trade or business for purposes of the section 199A deduction if it otherwise meets the definition of a trade or business in the section 199A regulations."

In the 90s Dane County had the reputation of being called "Republic of Dane County" among rental owners because their rental laws were so vastly different from most others in the state. 

@Hector MejiaNevada is a great state to invest in because it's landlord friendly, no state income tax, lots of job growth, and positive population growth. 

Have you considered investing out of state for investing in cash flowing deals? 

Rarely do I feel the need to comment on the state of my industry.

I am not a lawyer but you are likely required by your state law to give a receipt of work completed if you are keeping their deposit.

If you have a legitimate and sufficient reason to believe that the person NEEDS to sell the home for whatever reason then calling may be efficient, but simply because someone like myself is an out of state investor is hardly a reason to disrupt their day and I would always be certain to bump the number against the DNC list. 

Late fee amounts and timing are often affected by state law, so be wary of implementing the answer someone gives you.As far as vacancy rate, 5%. 

Ohio has emerged as a primary focus in my extensive search across various states (I have looked into many states).

Does this apply to every state?