Not only that, but in my case, where I am a builder-owner until my license is approved, its ridiculous dealing with 'hiring' anyone to 'help' in this state so I've resolved with my trustworthy neighbor to paint it together and all i owe him is some beer and food.

Talking to Planning, Building & Safety and Public Works at the city. 

It's a safety issue.

Much of their food would spoil and they'd be hungry, and most people don't have a proper stock of food and what do you think people will do when they're really, really hungry?

(Food for thought)10% for Cap Ex & 5% for maintenance sounds fair and consistent with many BP suggestions.If it is value add and you do renovations, then hopefully your place will be "like new" and won't have many of those repairs/maintenance/cap ex issues early on. 

In a Subject To, There is NO safety for the seller.

There are safety inspections and safety measures that need to be done aside from just picking up the mess. 

Love living here as well, big city but has a lot of small town touches, Theme Parkes, historic attractions, military bases, great food, and friendly residents.

Get rid of them ASAP.I'd talk to the city and ask them politely how you are to get rid of the smell from the fridge when it is filled with the tenant's food which is causing the smell. 

“Safety comes in numbers”Also, in my opinion you should NEVER invest what your can’t comfortably afford to loose.You are 100% correct about prices increasing over the years.The answer is quite simple.