@Yi Zhao  If the tenants who are smoking pot and being loud are month to month, simply serve them with a notice that they need to move.

Yes you can do real estate with no money, but having a nice little pot of cash will give you less headaches while you are new and dont have the reputation or experience to use at your advantage.Keep it up and dont let people get you down because they will try for sure!

It’s also a safety net, I and the people closest to me will always have a home no matter what.

Any additional work they wish to do on exterior shouldn’t be allowed unless for example they want to have a small garden box in the yard on the patio out back for example, or potted plants (that remain in pots) placed out front.

We use 5% for M&R and 10% for CapEx but it all comes out of the same pot anyway so it doesn't matter too much.

In Brandon Turners book he says 3x the monthly rent, and verify that money has a paper trail and isn't from growing pot in your crawlspace! 

I am used to people conversing more honestly Portland seems to be a honey pot of crooks between business owners and their brokers who are equally guilty.

Tenant,''Pots legal now dude."

I had 3 guys in there for a 2 month lease in late October (company paid for). 18 days into their lease I discovered pot and smoking going on in the house and on property. 

So I guess at $100-$150/door net is not that bad.