If it's not food, transportation, housing, or ABSOLUTE necessities, don't spend money on it.

I mean the tenant should have to make some effort for their own safety.

There are some exceptions: if landlord can prove it causes undue financial or administrative harm to landlord; the animal is a direct threat to the health or safety of others (bodily harm)...

Because what I mean by those "unexpected repairs" is that I simply set aside a set amount of the gross rental income each month as sort of a safety net aka just incase money for things such as a leaking pipe that I didn't know was going to happen before it happened thus it was "unexpected"So... technically I can't take out that 1% because that's just my own safety net savings I set aside but from that savings if something does happen that year and I have to make a repair that does end up as an "operating expense" since I have now spent that money and not just set it aside like with the unexpected repairs moneyHope this isn't too confusing to understand but now that I am reading over this I think I have answered my own question :D

My finances are in order with a 401K, Roth, safety cash, etc., so this $165K will be available.

I know this is dinner time, they have a food truck there with pretty decent options. 

Had Insurance thru Mercury a Commercial account with 6  sfr properties and have been canceled because of safety issue . and was fixed but not in the time frame they wanted. and they canceled  me completely. 

We also will not accompany them to their bank safety deposit box so they can show us their gold (yes, I was recently asked to do so.)We verify employment by looking up the business phone number (ignoring any provided by applicant) and contacting HR or management to verify their employment AND home address (if not printed on paycheck).

The house is liveable and the settlement is more of a cosmetic issue rather than a safety one (for now at least).

I feel like value-added opportunities would be easier in SFH over MFH for resales because families would purchase SFH differently from MFH which could be something to keep in mind in the long run as a safety net if you needed to sell because renting wasn't sufficient.