They will always get irritated and look at what else is out there. 

As a manager, I had the same experience - tenants would text, email, call, grab me randomly in the hall... if you expect them to fill out a form, you'll just be irritated all the time.Not sure if that's what you meant. 

@Khristopher Kyle Garay I am not a lawyer but this is what I found online:"The state of California recognizes that the presence of toxic mold in a rental home or unit can lead to severe health problems in tenants, thereby violating the implied warranty of habitability.""

You have a right to be irritated with this fee.

So, it was just bad luck in your case the screens weren't up, but then I admit that would irritate me, and I can understand being grossed out by bats and wondering if the carpet was then full of guano, and then the a/c didn't cool down the unit, and then a toilet leaking on my mattress - yeah, I would have been ready to move, too.  

From a pure investment perspective all that matters is IRR. Its

I will also probably be writing a lot of contracts before I get a "bite" which would irritate most agents. 

To all - Sorry if my questions/responses come off irritating.

In this case, I don't think the current tenants are irritated.

Just keep repeating that you love them, want them in your life, but the former situation was too toxic for you.