I'd like to ban indoor smoking, remove some no-op vehicles and organize storage. 

I'm tired of fighting with these investors with these crazy bidding wars in my area.

There is a small personal junk yard going on next to a non working vehicle and leaving food around for the purpose to feed wild animals outside their window. 

My boomer+ tired and retiring landlords that have self-managed forever don't do realtors or like paying taxes, either.I buy from them seller-financed with a note and deed of trust.

The banks saw me as a serious buyer and not just a tire kicker. 

Probably not but then again, you aren't looking to help anyone out but yourself, and if the owner is too tired or naïve or distraught to exercise any further effort on saving their home or selling it for money in their pocket, better you get it than someone else right?

Currently renting my basement out to a single mother and her child since last March, original rent was $1575 (all utilities) and I saw her situation at the time and dropped it to $1500 for a 12 month lease with all utilities included, she purchased a electric charging vehicle less than two months after moving in so obviously taking full advantage of all utilities included.Two months ago, she had a boyfriend stay with her and told me that it was temporary while he is looking for a new place.

Currently renting my basement out to a single mother and her child since last March, original rent was $1575 (all utilities) and I saw her situation at the time and dropped it to $1500 for a 12 month lease with all utilities included, she purchased a electric charging vehicle less than two months after moving in so obviously taking full advantage of all utilities included.Two months ago, she had a boyfriend stay with her and told me that it was temporary while he is looking for a new place.

Hi Brie, Some things I always recommend are to walk the tenant to their vehicle after you show the property or hand deliver a lease to their current rental to have a better idea of their cleanliness and how they treat their personal property. 

One you have a strategy, you can work with the advisor to decide on which real estate vehicles can help you going forward like what @Jay Hinrichs suggested.