I'll start adding here and there as I think about it, but that's a great list.
I can tell you that taking photos during a move-in walkthrough has helped quite a bit. I use zInspector, it's an App where I'll take 40-50 photos, then you can make notes about condition of each room, it's very detailed. The property manager or landlord and tenant both sign, then a copy of the report with photos is emailed to all parties.
I would also suggest that you update all of your properties: stainless apps, backsplash, counters, nice flooring, etc. You'll receive top of the market rents and record low vacancies. I'll often times have properties rented well before my previous tenant has moved out. I've managed 15-20 properties in West Omaha for 7-8 years and I can't remember having a property vacant for more than a week. If the property is updated, you also have a very liquid asset, one that you can sell for top dollar very quickly if necessary. I prefer to update them when I buy them, that way the house is only vacant in the first 30 days when there isn't a mortgage payment due.
Accepting rent payments electronically was by far the biggest game changer for me over that same time frame. I never really had an issue with late payments, but hearing "the check is in the mail" just once is more than enough. I wouldn't handle property management without it. After accepting electronic payments, late payments basically became non-existent.
I also install sprinkler systems at my properties ($2,500-$3,000) and pay for a 5-6 step fertilization program ($200-$250/year). Both are a requirement unless you want your yard to look like it's a rental property. An appraiser will give you 100% value for a sprinkler system, the tenants love it, it saves your yard, and it's a nice marketing bonus when you go to sell...no brainer.
Fenced yards are also a huge plus, 70% of potential tenants will have pets so you should plan on it as well. Keep it in mind when choosing flooring. I usually charge an extra $25/pet per month.
Always advertise "flexible lease terms", even if you're aiming for a 12 month lease. You could get a better offer, for example a short term lease at 25% above market...if you keep your options open.
Don't get in to multi-year leases. If someone wants a 2-year or more lease, tell them you'd be happy to renew in 12 months if they pay on time and keep the house in good condition. You'll want the rent flexibility and long term leases aren't usually as marketable when selling.
If you like to save some money and do some of your own work, you can have a painting crew make your house "roll ready". They'll tape and/or paint all the corners, trim, windows, doors, and ceiling lines so all you have to do is walk in and roll everything in between. Super easy, fast, and saves some money.
