I tend to write off physical expenses to the building and do not write off expenses associated with personal effects.

.- You could also try selling to another naive investor, but you don't have the infrastructure to do so easily. 2) You'll need to evict the tenant if you haven't already.3) Have 2-3 agents tour the property and take videos of their recommendations of repairs.4) Review all of these to create consensus Scope Of Work (SOW). 5) Get 2-4 bids on the SOW6) Review bids to determine cost effectiveness of what to actually do.

Shotgunning a bunch of low offers is a waste of time, and will only hurt both yours and your clients reputation for not being a serious buyer. 

This way we know its a good chance they should qualify before wasting any of our time showing units. 

It’s proven very effective and just makes good common sense.

Don't waste your time trying to explain or justify the applicant's behavior. 

Emergency Maintenance: Regular maintenance is on the owner, emergency repairs might be charged to tenants if they caused the problem.By proactively managing these expenses and clearly communicating responsibilities to tenants, property owners can maintain their properties effectively while minimizing unexpected costs.

I've been told the higher deductible also effectively killed FHA financing.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Just a list of high equity will waste your marketing time, they will allbe happy owners.