Should we stay away from group homes? 

(No desire to stay).  

the terms of the leases in place will dictate what you can and can't do.Chances are there is only 1 water meter, and splitting it 3 ways is usually the beginning of tenant-tenant conflicts.You could probably give somebody a rent credit to take care of the lawn, but if the lawn is generally used as a common area for all tenants, the landlord usually covers that cost.You could always change lease terms when the leases expire - but as a rule, the leases stay with the tenants who are in the property even when a property is sold.

I'd like to stay as close to a big City as possible. 

What is the best way to find a good quality property manager who will not only do a good job screening tenants but also stay on top of the tenants , minimizing problems?

You can forget about  @Brian Burke  staying in any Airbnb...

But we won’t be staying in it overnight.

Do I just do a owners draw each month for the amount of the loan and pay it from my personal account?

@Kevin Scott from the report I see your expense for P&I only going up by $30 everything else stays the same.  

Hope we can stay in touch!