Anyway, I am trying to maximize returns and run things better now that I am setup as a real business tracking everything to the penny, following proper LLC safeties, and added 4 more units, etc. 

They will damage your building, and if they chew on some wiring, they could cause a significant safety issue.  

Sounds like the property was condemned and razed due to health/safety concerns.

With a duplex you have a little more of a safety margin. 

I put in mine specifically that tenants are not allowed to do repairs and deduct from the rent.I would state that going forward, any work should be done from your handyman / property manager.Any issues like GFCI's in the bathroom,safety issues, etc, no problem.Issues like changing out counter tops or a white refrig for a stainless one, I just say "property is as-is". 

I rather suspect that this tenant will find it quite tedious to be repairing the house every 6 months after your "safety inspections" disclose serious damage that needs to be remediate (at her expense). 

I take an honest look at what the building can support, give an extra margin of safety, and take out about that much. 

Typically, hazard insurance is billed annually.

Hi Bain, while i personally have never lived in Houston, I did join in on the efforts to help people get to safety after Hurricane Harvey, and to me, that one natural disaster would be enough to convince me to not move there for real estate investment.

safety-railings, CO detector, smoker detectorbuilding code People all look at cosmetic stuff-newer kitchen, new bath.Extra storageWhere you are: A/C, heater etc...