Retention wall in Original photo picture bit unclear.

I personally did a double major in accounting and finance and while I do not practice accounting as a CPA or bookkeeper or anything it has helped me tremendously to navigate real estate and understand the tax code or where to find answers to tax questions.  

Now that I’m paying 18% (which includes cleaning fee) then paying out the entirety of the cleaning fee as well feels like double dipping.

Unfortunately, I believe the tenant may file a claim of their own, for up to double/triple the deposit.

In commercial real estate terms speaking, we are doubling property values here.

(double the tax?!) 

Even if you're talking to a property manager who should be the right person to talk to and tell you what the correct rental rates are, still double check what they're telling you is accurate. 

I bought a double, and I've been able to get into one side before the sale but I couldn't get into the other.

While this might seem like a downside, it's important to keep the bigger picture in mind.If you’re looking at a duplex in a good area, close to your work, and the numbers still make sense—even with those lower rents—don’t let that deter you.

I would say at minimum you need your lease, your 3day notice letter, mail receipts, pictures, etc, also perhaps a copy of your bank statement where you show they paid rent, then didn't.Get busy with this....if they can't pay $900 or whatever this month, no way they can probably pay $1800 next month or $2700 in month 3.One thing that might save you time.....mail, certify mail, and hand deliver your 3 day notice.