And in my experience I only get the call from a tenant AFTER something has broken.

Once you have enough residual income off of investments to never have to work again you have broken free.

When you look at a multi family property, be it 3 units or 300, you don't look at "what is currently broken", you need to look at "what could break in the next 10 years" and fix that.

or get broken into?

We had to fix a section of broken pipe, then find the next leak, then the next.

Junk cars, trash, fallen trees, broken swing sets, etc. 

In order to prove the excessive wear and tear it would be good to have your own photos at move-in and move-out as well as a room-by-room detail condition report that both you and the tenant signed at move-in documenting that the broken items cited were in working order at move-in.   

Works great in Safari on Mac @Joshua Dorkin Let me know if you have a forum to submit bugs and if you need any testers in the future for new features I'm pretty good at finding broken things in software :)@Eric Rosner I'm in the area as well - please let me know if you come across any wholesalers if they have any deals you aren't interested in send them my way!

Here is a pretty good list of custodians broken down by assets under custody.

There might be re-grading that has to be done on the exterior and digging out the outside and sealing as well as the inside.If the weeping system is broken or outdated it would need replacing.