I've found it better the avoid working with groups that have a strong retail component.

Right it is important to recognize the emotional components to investing and make rational moves. 

Quote from @Henry Clark: Just a note on one small component of our Advertising efforts.We do Self Storage. 

While we are using those as a starting point, a key part of our due diligence will be to verify every single line item and build our own pro forma with more conservative, market-rate expense figures.The business plan combines the immediate upside from leasing the 2 vacant units with organic, market-rate rent increases on the other 10 units upon natural tenant turnover.

I live and work in Key West, FL, where I’ve spent nearly 20 years in the tourism and hospitality industry.

Below is typical of our rental properties (click to enlarge).Provisioning for Major CostsTo calculate a maintenance provision, the standard approach is to base it on the remaining life of major cost components.

I don't want to pay him because I feel he will come back asking for more.We now have a property manager, they conducted their own inspection, collected the keys and also mentioned that the contractor left paint stains on the floors all over the house. 

Weekly reviews are a critical component to success.

The most critical component is going to be making sure you have strong rental income and ideally have a 1 DSCR ratio (rent fully covering the mortgage payment +HOA) 

After 45 years as an investor in real estate, REITs, limited partnerships, businesses and as a general partner in real estate and mortgage note syndications, as well as manager of real estate funds and high yield mortgage funds, I can tell you that the number one component of long term, sustainable investment success is STAYING POWER.