My strengths lie in educating myself, reading reading reading, meeting new people and creating relationships, and a desire to get my hands dirty with a rehab.

There is ZERO gray area or legal issues with as long as you aren't lying to sellers about property values to get good deals. 

After she graduated, a year and a half ago,  Then things started really going down hill..trash, oil in driveway, old cars, etc. then boyfriend moved in so now 4 tenants, more old cars, cheap rent, old camper, chickens & dogs.

Eagles don’t take flight lessons from chickens . 

It seems so easy to take advantage of an out-of-state landlord, e.g they could:- make up maintenance charges ("guest broke a chair")- lie about utilities- lie about nightly rate and keep the difference- pretend the place is vacant and do their own bookingsHow can I protect myself as a landlord?

Many transactions later, the x,y,z gets totally obscured by the current balance.I chicken out and create new accounts for:property taxes (only two actions per property per year)IRS Estimated taxesfamily personal accountproperty operational account (all collections and bill payments)tenant deposits (in a Credit Union)

I bought 18 or so double wides on their own land in neighborhoods much lie a real house but much cheaper. 

This is one of the reasons I'm always saying percentages lie. 

The guy didn't get to where he is today by doing those things.Detroit's fate doesn't lie in Dan Gilbert's hands any more than Berkshire Hathaway's business operations rely on Warren Buffet.

Data doesn’t lie and sadly (and for the good), the REI market is word of mouth.