The incoming tenant agrees to accept the unit as-is and will be responsible for any damage at end of lease, even if it was done by departing tenant.  

Whenever we are involved in an eviction, emotions run high and it’s a very sad and dangerous time.When we are new in this business we have a tendency to make a lot of mistakes and that’s only natural.

Reality is once you receive the eviction approval from the Justice Of Peace - very few tenants will contest the Eviction further as tenant has to Post One Month rent as a Deposit to proceed, so you would receive the Additional Monies at end of the process. 

I have considered adding an ADU to the property I purhcase, but I don't if that's a good  idea and how to run the numbers.I'm hoping to get to Portland at end of month to look at some up and coming neighborhoods to focus on.

There's a tendency to simply slap up paneling when converting around here, skipping both insulation and ductwork.I ask them what rent they are paying. 

You can increase rents at end of lease term.

if not, get one. record the condition of property when you purchase. or get existing walk through docs. but i would walk through again with tenant when i purchase and set expectations.definitely get a your lease signed. great if they are currently month to month as you can sign them at end of month.

I'm not saying you necessarily should get a home warranty but it is definitely an option to consider, especially if you are dealing with tenants that have a tendency not to care for the home in the manner we would like. 

At end of the year you paid true up charges.

At end of day, as a landlord, the thing that matters first and foremost is; a tenant's ability to pay rent.