If it's raining and someone walks across my property with their nose pointed to the sky and they drown, I'm not negligent!

I have a Leatherman Blast, which gives me a knife, needle-nose pliers, a Phillips screwdriver, and a couple of sizes of regular screwdriver, plus other stuff. 

Like all insurance, pay now through the nose, or pay after the accident out the other end!

So we had to fix the roof ($11,000).Then one of the units wasn't renting because of smells (I disagreed and I have a keen nose, but you have to agree with the markets on these sorts of things) so rather than reduce the asking rent, we had the old carpets replaced with Allure, and the whole 2BR unit (so 2 BR, LR, K and BA)  repainted that was $5,000.So then we have this tenant - I am not sure our PM even ran a credit / BG check as I was able to find a laundry list of debt collections and even a recent eviction judgment with a very basic and free court documents search on the internet.

No. See

My investor turned his nose up at the modular idea for whatever reason.

They planted their base to the north of the “IDL” which is our main Highway corridor around downtown and some would have in previous years snubbed their nose to.

Some of them know it because they've seen me in action, the rest understand because it's obvious as the nose on my face.So stop contacting your tenant until you're ready to walk into the struggle to get rid of them with more than free advice on a public website from people you don't know to help you.

This can be worth it with a good service provider.4) Then double check and see if the carpet is still smelly (when your nose is close).

If you end up starting with photos and videos for rehab estimates, definitely plan for additional costs for things you can't see with your own eyes (and can't smell with your nose)!