@Jamie Dupont From a tax perspective, you can deduct repair expenses related to the damages caused by the tenant as long as they’re for restoring the property (e.g., fixing holes, broken fixtures).

I underestimated tenant behavior, facing issues like property damage, lease violations, and evictions.Once I realized the importance of focusing on the right tenant segment rather than properties, everything changed.

just say rent is not being paid, or should i include things like unauthorized pets and damaging property by not having water on since may and sprinkler system disconnected, damage inside property?....

IMHO; UD actions are preventable actions caused by tenants failure to vacate the premises. 

They usually dont damage the place because they all dont have permanent residence and dont want to get into conflict with anyone usually.

The right of first refusal, while I do not oppose that in general, was set up in a way that will cause landlords to vacate their buildings before listing to avoid having to go through the uncertainty and months of limbo with tenants. 

One option you might try is to go to Bi- Weekly Payments, this way you collect on the same cycle as their paychecks.As long as both of your tenants still have their jobs, I would ride it out, the 2nd thing is how are they maintaining the property, are you going to have to spend thousands of dollars on repairs because of damage to the property.

Landlord can require tenants to be responsible for separately metered utilities, so can avoid waste.Landlord can get annual small increases in rent.NegativesMost of us don’t treat something we get for free the same way we treat something we’ve worked hard to obtain.S8 applicants claim “broke” and don’t like to pay application feesSame goes for security depositsS8 tenants, in our experience, tend to cause more property damage than non-S8 tenants. - Make sure you get a security deposit and perhaps do a surprise inspection of their current home.S8 requires an inspection (mostly health & safety) before approving a lease and then annually thereafter. - Not something most landlords taking care of their properties have to worry about.There are limits to clauses they allow in your lease.

@Bryn Chatterton screening applicants will be SUPER important.This is a copy-paste from our website, so ignore some of the specifics.Robust Tenant ScreeningA bad tenant can lead to thousands of dollars of losses via unpaid rents, legal fees and property damages.

2/3 of the units are singles/studios, so generally higher turnover, causing higher fees for clean outs and lease ups, etc, etcRecently had to get a "fire rated" door to the roof replaced from some city inspection, the first  bids were $3800-$4500, but with the right contractors and a little of my own time and motivation, i got the job done for less than $1500 and 12 hours of my time, and it had 2x the fire rating than the city required.