Lastly, locally @Todd Grill is a great person to talk to. 

The plan here is to hold the building and, down the road, if/when the main tenant leaves, convert the first floor into a small bar w grill to be owner/occupy.Issue: over the past three years, the current owner has spent $28k on upgrades, improvements, repairs (bringing building up to code, ADA compliance, sprinkler work, window installs). 

On Dogs, I choose to adopt the advise of the book and forbid any pets owners and smokers.

And by due diligence I don't mean just grill the turn key provider.  

We have a property that was occupied by life long smokers.

The upstairs unit is disgusting and likely needs to be gutted, it's rented to a smoker who has been there 20+ years and smokes in the apartment, the walls and his blinds are yellow.

City ordinances also apply and you can use that for backup.Items stored outside have to be either lawn furniture or grills or it's simply not outside,, stacked next to or by or behind or under the house or garage.

Not to mention that I believe that by far most of the wear and tear is due to tenants other than mine (cigarette butts, litter, etc- we don't allow smokers in our units). 

I would recommend the Jet Lending meet up at the Texans Grill, great networking event.

My parents talk about how the baby boomer generation going to be a huge failed generation, after all, they where the pot smoker/hippy generation and now they are the respected generation, who - by the way - raised the Millennial generation.