As a most of the time cranky libertarian, I LOATHE rent controls. 

@Christian Becker Appraisers are loathe to go much over paying price. 

Reggie,Thanks for your reply -- it's frustrating that the laws are so different in every state, it's very difficult to get a solid answer on what is allowed, and I'm loathe to pay a lawyer $200/hr to research all the various questions I have, I'm obviously not in the best financial situation.I have a clause about showing the unit, but I don't think it says anything about "show" condition, nor about damages being taken otherwise.

Our property taxes in the area are roughly 0.01% of assessment which for most cities(except Portsmouth; ugggh, I loath Portsmouth) is lower than ARV or Sales price.

In our house - which is a duplex with 4-rooms per unit - my sister-in-law is our Den Mother in-residence;5) University students are loath to clean common areas (like the bathroom and kitchen)... or their rooms for that matter.  

When I work with contractors or any other business, I absolutely loath getting picked up by an answering service.

I am not saying this is particularly normal, but, well, over the years I have developed an extraordinary loathing for paying mortgages, rents, HOA fees, utilities, building insurance premiums, and of course property taxes.Born freeAs free as the wind blowsAs free as the grass growsBorn free to follow your heart...Live freeAnd beauty surrounds youThe world still astounds youEach time you look at a star...Stay freeWhere no walls divide youYou're free as a roaring tide so there's no need to hide...Born freeAnd life is worth livingBut only worth living'Cause you're born free...

So if an owner-occupant wants to move out and rent it they actually have to apply to the HOA to see if they're even allowed to rent their own house out.In my experience working with investors, they tend to loathe HOAs.

I LOATHE bookeeping haha.

Will still look into other options, just loathe to be actively managing a smaller multifamily, and in most scenarios, the MF syndications outperform, anyway.