Tenant does improvements on their own without permission - if it is truly an improvement in our judgement then I don't say anything, because I don't care if someone wants to make my property nicer at their expense.

In the end they ended up a few thousand dollars in debt, evicted down to the last minute before the sheriff setout, and forced to move in with the guys parents and a several thousand dollar judgement to me for rent and a few small damages.I much prefer educating them up front with the lease and then sticking to it, filing for eviction as soon as they are late.

Now finally, I really don't like the judgemental stuff in your post with concern to the way your tenant dresses, the car she drives and the haircut her kids have.

Here's how I do it:Realtor, I trust their judgement I mean after all that's why they are representing me.

An example would be if someone gets a judgement against her it will attach to the property as long as it is in her name.

You'll be stuck with a judgement you can't get the money for.

If he/she paid over the judgement amount then he/she can contact first and have them apply for surplus funds this way some of the money goes to pay down first mortgage. 

Replace the roof first since you don't want it raining on your parade.

It allows you to view liens, deeds, judgements, etc...   

If I see a bump in the road, meaning a 6-12 month period where all the late payments/judgement/collections occurred, and since then the report has been good I will rent to them.