If your property is up to par you won't really have many maintenance calls except minor stuff such as plumbing clogs which is more likely to happen and requests to turn the AC up or down which you can do on your phone but other than that pretty hands off.Vacancy depends on location and your Padsplit property score the more comfortable you make your property (mini fridges, tv's, outdoor area) the lower your vacancy rate but you can expect about 10% vacancy factor in a Padsplit friendly area (centrally located, easy access to public transportation).

Besides the tech industry there's a diverse economy with healthcare (RNs are compensated very well here), state and local government workers, retail, excellent public schools in good areas, top rated universities, public transportation, great restaurants, much of the produce the U.S. gets is from the Central Valley, etc.

The Tenant has only 1 credit card so weak credit. 

I don't think it's a get out of jail card.

Single family with an in law might be a good bet for house hacking, btw.Quincy has some definite upside and i think is still an “inefficient market” growing around public transportation. and i would check out hyde park in boston for growing gentrification as well as neponset ave and morrisey  blvd in dorchester where a ton of development is planned 

Quicken is overkill for less than 20 or 30 properties at $50 year with automatic transaction entry from credit cards and banks.

.- Ignore income = 3x rent and use Debt-To-Income, include any auto loan and credit card payments.

They do try to go after the Tenant to recover what they've spent, but they don't have direct access to tenant funds.Obligo is a "billing authorization" which means the Tenant gives them access to a bank account and a credit card.

Or reply to my post cards. 

I've seen typical numbers of 1%-2% higher than your current rate.What HELOCs are designed for is to be a giant credit card.