Creative angle: there’s a 2nd parcel included that’s currently used as outdoor eating + it has a separate office structure.

I'll add what I can:1) You can probably actually charge tenant for trash - if you can break it out from the property tax bill.3) Lease language needs to be very clear as tenants will try every angle to get out of paying!

It often makes sense to rent for a while first to ensure the job is a good fit and you have first hand information on the local RE climate. 

They can help you see which option fits your situation best and what kind of terms to expect.

Stessa seemed to fit the bill, until I realized I can't use stessa on my phone or iPad to send applications  out to prospective tenants.

It helps avoid delays and gives the confidence to move quickly when a deal fits my criteria.

Are there particular questions you ask early on that helped you avoid bad fits?

I don't think there is a simple one size fits all answer to this.

I wanted to mention I am not opposed to them, I think they can be great for people, they just don't fit our model anymore 

The key is making sure the deal cash flows and fits your risk tolerance, not just finding the money.