Riff raffs can't hide long in a small town, every body knows every body and there is no anonymity, so you'll have less of them to deal with. 

I hate the smell of the stuff, but it will wash out.

who knows...... maybe if I change up the body of the autoemail to be more appealing to MOTIVATED sellers I would have a more targeted response?????

If this was your first investment, and you'd be looking at negative 700 a month, I'd really be scratching my head (and maybe even some other body parts) on that call.But the bottom line is that your business (i.e. other rentals) is paying for this one too.

Nothing pressing about the repairs but it cleans the place up and my tenants are happy their landlord is doing something, as are the neighbors : )  Appreciation smells and spells like speculation to me.  

Unless you have a lot of money your worried about protecting, or a situation like @Marcia Maynard  don't run out and form an LLC thinking it will save you, and you can put any clauses you want in your lease, if someone wants to sue you they can, and if they have a valid reason for suing you, they could win.Get a good umbrella policy, at least $1 million, and manage the property properly,,the insurance will provide your defense if someone does sue you.I always put it this way, if your tenant tells you they smell gas and you do nothing, they tell you again that a few days later, you do nothing, and the house blows up and hurts someone, your in trouble, I don't care if you have an LLC, series LLC, 19 different shell corporations etc,,,you didn't take action to resolve the situation and will be held personally liable (after all you were the one that didn't take action).  

I smell opportunity in starting an REA club in Springfield IL.Elizabeth Colegrove Love the podcasts!

I prefer to meet people in person so I can actively see their face, body language, and check out their driver's license.

One gentleman I know does it indoors daily, and I only know because I observe it, I can't smell a thing, perhaps because its steam, rather than combustion, based.

@Joe Gore that's all well and good if its from the general public or competitor but if its from a state regulatory body,, then its a whole nother kettle of fish... the bureaucrats get paid to follow up on these and they get paid if they win or lose.At the end of the day... as we all know there are so many laws technically broken in the RE industry every minute of everyday that unless someone piss's someone off or there are numerous complaints people will just keep doing what they are doing.And of course from my standpoint of helping finance deals.