Always ask for references before testing a new PM.

There needs to be a 24 hour "water test".

Instead of a three-page list of instructions, give short bullet points and be prepared to answer questions for the few tenants that have them.Good luck! 

As population ages we need safe and excellent places but there is liability so be prepared.

I am looking for simple and probably free software to list,screen, prepare lease and optionally receive rent.

I would just be prepared to switch insurances. 

And be prepared to find a different lender just in case. 

After closing we have had an electrician here to install new outlets for a dishwasher and he tested the outlets that were supposed to be fixed per the amendment and they have not been fixed.

In our case, we made the effort because a) we're on our 7th property, b) we have sufficient reserves to weather ups and downs with the property c) we have an attorney we've previously worked with and trust to help us with the resident ejectment, d) the purchase price was low enough to give us sufficient room for error, e) we have contractors with whom we've worked who we believe can timely renovate the property and f) we were prepared to get it wrong and either lose money on this or sell the property at break-even, a small profit or a small loss. 

Then there are events, like weddings, where groups of people stay often 3-5 days to prepare, attend and then recover before going home.