I explain to her that there's both a pull out sleeper sofa and a brand new self inflating queen air mattress for their use, essentially sleeping 10. 

Not just a mattress and box spring, but he tapped into the electric and had a TV/DVD combo with DirecTV!

-no appreciation-rent value is no MORE than monthly PITIIf those are true, you would do better keeping your cashing under your mattress on payday.

Assuming you are getting a 10% CoCR by spending (putting $35k under a mattress in this house) of your own cash, that would mean if all went perfect, it will take you 10 years just to break even.Before you say, "I have equity", you may have equity from the $35k, but if you paid for your equity, it isn't a profit...it's a loss...and that equity you are getting through appreciation, you would get even if you put no money into the deal.Like I said earlier, please make an appointment with the nearest hospital to get that bullet out.

Also the back is large enough that I have even hauled refrigerators to rental properties, strapped ladders and mattress to roof rack.  

You're right, everyone should just be pessimistic in anticipation of the next crash and keep their money stashed under their mattress, letting inflation beat them. 

.- Once a month or every two months, put a new bed bug cover on the mattress, over the old one (that mattress gets thrown out when you move out, or you will bring them with you to the new place).

We are having similar issues recently at an 18-unit with tenants leaving couches or mattresses next to the dumpsters and trash in the laundry rooms.

Mattress Firm just bought Sleepy's.

It's like camping out...sleeping on blow-up mattresses...only 1 bathroom while the other one is out of service.....a lot of pizza for supper.