He claimed a “devil figure” on Uber’s app was controlling him on the day of the shootings.https://www.theguardian.com/us-news/2019/jan/07/uber-driver-michigan-kills-six-guilty-pleaSo there is A LOT outside of your control: You can't control future legislation.You can't control your tenants and the complaints they may get you.You can't control how your neighbors will vote to change the HOA.Of the 13,000 single family homes for sale in the Phoenix metro market, 9,000 have an HOA.

They only damaged a small section of the door, and I feel guilty about charging them $400 for it, but I have asked around about having it repaired and have received no bites.

The city is saying we need to go before a committee to plead our case to have the lot rezoned for multifamily which could take months. 

If they are guilty or not, I would not jeopardize the income from the other two units for this one.

You could plead ignorance to the insurance company because you aren't a roofing guy and it didn't look perfect but then you so you got a professional opinion and learned you were wrong about how bad the roof is (assuming you can do so truthfully).

Toledo Municipal Code 1726.00 (e) states, "Any person who transfers his or her property to another after the property has been declared a public nuisance without first abating the nuisance is guilty of a misdemeanor of the first degree and shall be liable for any and all costs incurred by the City in abating the nuisance."

Even if I were sued, I document everything and obey the law, so I won't be found guilty.

Every person or corporation who shall make any such contract expressly or shall knowingly be a party thereto by implication, or who shall engage in any such combination or conspiracy shall be guilty of a Class H felony.This bill will go nowhere.

(You really can't turn him down for that if it was dropped or if he was found not guilty). 

I gave them a chance to plead their case and they told me I was the only landlord even willing to give them that chance.