One thing we do to "tenant proof" houses that are on a slab is to stain the concrete instead of install carpet.

It has a large shed, AC, includes frig, stove and stackable washer/dryer, has tip-out which makes a large living room, two car parking port and carpet less than two years old.

Got it for $72k and will put about $3k into it (new appliances, carpet upstairs, paint upstairs).

To do minor touch up let's say paint and carpet for $5k and I could resell it for $60-65k.

My whole thing is I am rehabbing other units right now.This lady has lived there for awhile so I know carpet and other items will need to be replaced.I will have to see if she blinks first and pays the money.

Brian it just depends on the tenants.I do small increases but not too large.If the tenant has lived their awhile I have to weigh going up 20 bucks a month for 240 extra a year versus them moving,losing a months worth of rent (840) and then putting about 1,000 or more in new carpet paint and repairs.So at 240 extra a year it would take me about 9 years to recoup that money on the unit.It also depends on if you plan holding it that long or not.In my area tenants are barely getting by and lay-offs are happening every month to some.I think right now at least for my area isn't the time to push rent increases strong.I know what you are saying about landlords not increasing the rent for years and years.Some just want full and not deal with the headache anymore.They would rather have full and paying than charge higher rates and have more turnover and struggling from the tenants and more accounting to keep up with at multiple payments per month to pay the total rent.I believe as long as you are close to market rent but under by just a little you are not losing that much.It also depends on how cheap you bought the property.Some buy really cheap and cash flow like a monster because they purchased so low even though below market rents.

also, that extra would help me replace the carpet if i need it.The lower the price, the sketchier the applicants.

After looking at RE I realized that I'm not into MF/SF residential tenants and buying cheap carpet!

If you consider it you should require they pay 4 months in advance.This will cover them paying the first months rent,time to immediately evict them if they violate a provision in the lease,and cover paint and carpet again.If they violate the lease for any reason all the money paid upfront is NON-REFUNDABLE.Don't just stick a tenant in there to put one in.Make them meet extra security demands or wait on a better tenant to come along.You have to make a tenant like that have a bunch of "skin" in the game.They may or may not have reformed themselves and if they have they should not mind putting extra down.

From what she says, it is in good structural condition but needs cosmetic improvements (paint, maybe some carpeting) from bad tenants.