@Alfred Edmonds The second bathroom is actually original; we left largely as is to focus on the master and save on rehab costs (only repainted, reglazed tub, and replaced floor and toilet).As far as light fixtures - what would you recommend instead for reasonable ROI on a not-that-great area?

Most HOAs aren’t looking flush money down the toilet for fun.

Here's a suggested system:123 Sample Street     - Property          - Receipts          - Invoices          - Photos and Video          - Other documents     - Tenants          - 2015-01-15 Move in - John and Jane Smith          - 2016-01-15 Move out - John and Jane Smith          - 2016-02-01 Move in - Jack Squat     Every file should be named with "DATE - PURPOSE - LOCATION - NAME" which will enable you to find things using the search feature.

Jack just have them deposit it into escrow like any other deal.. and a notarized document does not mean squat it only means it was notarized how on earth do you think that would help you if they did not pay you LOL.. you would have to sue them and that's expensive and time consuming just like you found out when you got in the squabble over the 10k EM.I have had a few of my notes I carried on bare land that turned out the buyers were growing weed and they wanted to pay me off in cash..

Just like buying toilet paper, paying the gas & electric bill, etc.  

But this year I tried them for 2 months a $1700 a month and got diddly squat as far as closing the leads were total garbage.

There is some amount of positive that you need to have in order to be prepared for some bigger expenses such as replacing a roof, water heater or a re-pipe or just new toilets in general.

NOPE 4 million was the bid.. hell we are only paying 4.4 for the whole track.. plan B I love this end of real estate .. most folks don't know squat about it and don't want to and rely on others you need to educate yourself on it.. and then work with the closers to make things happen.on your tax sale one.. if it goes to tax's does not matter who owned it right at least out here it would not tax sale clears title completely in our area.. everything except property tax's are wiped off and IRS has their short redemeption period.. speaking CA and WANOw in Oregon to my knowledge is the only state in the county that if you don't pay tax's it escheats to the state they take it in and sell it some years later as surplus.the state does not want to do this and will go to great lengths to help people not lose property..

Another box had things like Hustler magazines, cigars, toilet paper, candy, beef jerky. 

It is hard for a tenant to cause water problems, unless it is an overflowing toilet or taking showers without the curtain closed.