That's not me- peace of mind and quality of life matter too much- but we'll see how it goes!

I have managed my own properties for about 15 years and realize that there many problems that will come up over time.A new investor would be well advised to review your list and consider these things if they want to be a landlord.For some perhaps the peace of mind knowing that they don't have to deal with emergency calls is enough incentive to hire a manager.

The purpose of the call is less about the update and more about the peace of mind from 1600 miles away.  

Wanting to retire peacefully.  

Best investment I made for peace of mind.

10K saved, able to save 1k / month pretty easily, and living/breathing/sleeping REI.

I would not touch much of that area as an investment.....there are more stable neighborhoods you can invest in for close to the same amount and peace of mind.

One example that I use is to match their breathing and their speaking tone to build faster rapport. 

Just need water and hopefully septic and some concrete in the ground with a little acreage and space to breath.  

I say she has lived there for 2 years. 10 minutes later Jane doe calls me screaming that I'm going to kill her son who has an asthma breathing machine and she doesn't have electricity to use.