Agreed I did hire a property manager just as soon as I got the complaint I just don’t want to deal with anything legal/court system especially in dcmy lawyer advised me that if I can settle for a month or two of free rent so do it but you’re right having my attorney handle all communications mivhh is by forward  

Annual registrations, point of sale inspections, turning a blind eye to the most awful owner occupied housing while being overly strict to investment properties, courts that continue to drag out the eviction process; excruciatingly slow, laborious, and expensive permit processes; evictions that continue to be granted one extension after the next... these are the difficulties you run into in those cities. 

you can call vestus.. they have a court house steps program.. you need 20 to 30% cash to purchase price.. so if you win the auction at say 300k you need to have given them a check for 60k the day before.. then they will convert to HML..

One of my first investments was a 40-unit apartment complex and I quickly realized that I preferred single-family homes.

Those photos (if you have them) should also be sent to the tenant and used if you go to court otherwise it is your word against theirs (should they deny leaving the mess).

depending on the size of your complex and location you will have to get a permit from you state Department of Natural resources. 

But a year or two of rent is the least I would expect to lose after they got free tenant lawyers and met you in court.

I would be concerned about the possibility of them scamming for a future out of court settlement law suit over mold. 

It can get pretty complex versus long term rentals - I'd highly suggest using tools like AirDNA that has pretty sophisticated data and projections on STRS in every market before pulling the trigger

Courts in Florida have held that compounding late fees are unconscionable or excessive.