So if an offer of $30k would get me my desired cashflow of $250 after all expenses (including saving for cap ex property management and maintenance) then I would start with an offer somewhere below that 30k mark and if the seller comes in higher you move on. 

Once the loan is paid off it's 8600 minus taxes, insurance, maintenance, and reserves and the rest is the profit.

To prevent those items I suggest lots of tenant screening questions (back-round check, credit check, eviction search and income verification) and an annual maintenance plan on your properties. 

My family knows where I keep them.I don’t keep track of my expenses or accounting on diary just important contacts , events, maintenance, dates etc

Indy while initial cash flow may be higher there is also more maintenance with a cold belt state and long term rent growth and other metrics tend to not be as strong as warm belt states.Most out of state investors fly in and look around about in a 1 hour direction from the airport at each state's main hub.Austin is expensive to buy in right now for rentals.

Trying to get on hotels.com or another common site would be good also.

These seems to be a common unanswered topic.  

The common denominator here is a PM.

If I was at the house I would have obviously had her move the car but neither of them had the common sense to do that even though they were both there and the cleaner saw how close he was to her car.

If I was at the house I would have obviously had her move the car but neither of them had the common sense to do that even though they were both there and the cleaner saw how close he was to her car.