One caveat is that tenant would probably like to also have snow removal service in the winter if they are paying for lawn care care in the summer.Pet Policy: Pets (especially dogs) are a must in a single family rental home (as long as the HOA allows it).

They have never physically visited my properties in the 4 months they have managed them, cannot answer emails or calls in a timely (less than 1 week) manner, make recurring costly mistakes on my income/expense report requiring me to double check their work, fail to pay my utility bills on my behalf on time causing late fees, and make no attempt to leverage their purchasing power with 150 properties to help their clients get even a decent rate for lawn and snow removal, handyman services, etc.

Mansfield = snow.  

Also yesterday a trip up the old postal building tower had a 1 hour wait.A few weeks ago the Grand Canyon south rim had a 1.5 hour wait to enter the park.Local mountains get snow and every Yahoo is there.  

These things all tend to have a delayed effect, but I suspect as John Snow would say, "Winter is coming." 

Two calls to hire someone to manage mowing and snow; and another to manage operations it would truly be Passive.  

But I wouldn't trade 1 property for another one unless there is some sort of additional value add you are targeting or something that you dislike about your current property.Refinancing it allows you to start that investing snow ball so that you can continue to let your portfolio appreciate and use those gains to purchase more real estate.

@Mike Anderson This was probably true years ago but in todays world most snow birds second the home as a STR which helps offset some of the costs.

If it is strictly investment and you are looking to make money on the property after expenses i.e taxes, insurance, management, capital expenses, maintenance, vacancy, utilities, landscape/snow and Mortgage then I'd say getting the rents to be at 1% or purchase/renovation would be a spot to break even. 

Tenants do snow removal/lawn care and pay for all utilities.