@Dave Meyer If the door was unlocked, how could one prove that the tenant did the damage as oppose to it happening after they abandoned the property?

If it's an REO, what generally happens when someone steals the key is that another investor will figure out how to get into the house (I'm often that other investor :), and he'll leave a side or back door open for future visitors.So, if you find a house where the key is gone (and it's not privately owned), check to see if any doors or windows are unlocked.

We unlock the apartment during business hours if we are available or they can call a locksmith.Some obvious things that weren't in my lease before, but will be from now on due to one of my tenants:Light bulbs- their responsibility in their unit, have them let you know about bulbs that need to be changed in the common areas.Plumbing-  Suggest running hot water to help clear shaving cream and tooth paste from slow drains, and allow the use of Drano or other drain cleaner if needed.  

My market is smaller and people often leave keys in their cars and doors unlocked even when they are gone.

Make sure to read this book to unlock all your potential deductions you may overlook!! 

The front door is unlocked. 

I'm loving this site and don't want to get booted, lol Hi Sean, If you go to the billing section of your profile you can upgrade your account to Plus or Pro - this will unlock the capability to post in the BP Marketplace.

With a new build you should be able to lock in your budget without surprises, unlock a remodel you can't be 100% of unexpected repair that will eat up your profit until you tear into it.The only way it would be a deal is if your cost of hard or private money is more than 50% of your profit. 

BTW, the retired former Long Beach probate judge was a guest speaker at my  2011 seminar, Probate Secrets Unlocked, as was my friend (and competitor) JB, as well as a key area probate attorney.I know there was a guy running around SoCal promoting that he put probate short sales together.

I only need an agent to unlock the door.