The diagram below illustrates this cause-and-effect relationship (click to enlarge).Also, the goal of real estate investing is not to own property.

You really need to put in the time to solve this problem effectively.

Reference checks help you verify these attributes, thus reducing the risk of late payments, property damage, and eviction issues.

(vii) would seem to indicate that you'd be acting as an unlicensed broker.(1) "Broker":(A) means a person who, in exchange for a commission or other valuable consideration or with the expectation of receiving a commission or other valuable consideration, performs for another person one of the following acts:(i) sells, exchanges, purchases, or leases real estate;(ii) offers to sell, exchange, purchase, or lease real estate;(iii) negotiates or attempts to negotiate the listing, sale, exchange, purchase, or lease of real estate;(iv) lists or offers, attempts, or agrees to list real estate for sale, lease, or exchange;(v) auctions or offers, attempts, or agrees to auction real estate;(vi) deals in options on real estate, including a lease to purchase or buying, selling, or offering to buy or sell options on real estate;(vii) aids or offers or attempts to aid in locating or obtaining real estate for purchase or lease;(viii) procures or assists in procuring a prospect to effect the sale, exchange, or lease of real estate;(ix) procures or assists in procuring property to effect the sale, exchange, or lease of real estate;(x) controls the acceptance or deposit of rent from a resident of a single-family residential real property unit;(xi) provides a written analysis, opinion, or conclusion relating to the estimated price of real property if the analysis, opinion, or conclusion:(a) is not referred to as an appraisal;(b) is provided in the ordinary course of the person's business; and(c) is related to the actual or potential management, acquisition, disposition, or encumbrance of an interest in real property; or(xii) advises or offers advice to an owner of real estate concerning the negotiation or completion of a short sale; and

@Tom SaharThere are always deals to be found, but the effectiveness of your marketing techniques determines your success rate.

So far no bites, but we'll see what happens.Another thing I'm wondering is how much of an effect rising rates might be having here.

What if there are already damages to the property that you could have deducted and tenant keeps whole thing rather than submitting to new management? 

The people maliciously destroyed the property.Maintenance costs are much higher due to the tenant knowing that any damage they do, the owner will be forced to repair due to the inspections.

This also allows for property owners to more easily write-off assets that get damaged/destroyed as the value of these assets is determined as part of the study.

3) Aside from washing the walls or getting a full repaint quoted, would it be reasonable to deduct the expected cost of "Kilz" paint/odor sealant brand for effected square footage?