You only make $500 per month, so you just ate up 14.6 months of profit with this one tenant.

@John Humphries I am not familiar with the laws in your jurisdiction, but I would say we are raising rents to market rent, and we are not renewing your lease. if the laws are like many places, you do not have to renew their tenancy, and if he doesnt leave, you evict. just make sure you follow the rules to a Tee, also review the terms of your lease, and have a copy that he signed to show him. 

We never intended to include lawn care but as it was our mistake, we ate the cost for the past year.In March we gave him 60 days notice (per GA state law) that we would be raising rent to $685 to cover cost of lawn maintenance.

I hear about them in the form of "OK I lost my arse flipping Chris, now I want to try buy-and-hold, but btw I no longer have a down payment because the aforementioned flip ate it all..."

You can choose whether to enforce it to a tee (for tenants who are real stinkers) or you can relax it a little (for tenants who made life easier for you).I've found this approach works well for us:  Friendly - Fair - Fast - Flexible - Firm. 

Unit 2 had someone who slept/ate in absolute filth which attracted an unbearable amount of roaches and rats.

When it came to the final test, the math formulas ate me up!!  

Hard money cost ate all of the profit on the lower priced property but we still came out with a decent profit on the higher priced property.

We had loads of credit card debt left over from the rehab, and about $1000 negative cash-flow from our other investment, but we ate that ramen and worked overtime when we could, and pushed through that time.  

Over the course of a year my wife and I fixed it up, rented to friends, ate peanut butter and jelly, did everything we could.