But you will have to search hard even to find a cash flow neutral property possible with some TLC. 

Broken bedroom and bathroom doors are part of the lives of many "couples" and "parent/child" situations.It doesn't matter who did it, don't get involved in their drama and don't believe the stories they will tell about the damage.Just treat it in a neutral businesslike manner vs being angry.If it were mine I'd tell them it will be about X$, (don't forget it may need to be painted) and have it repaired ASAP and it will be added to their monthly bill, if the lease allows it, or is silent on it, AND the local laws allow it.I would also verbally tell them, "THEY" need to be easier on the unit, and while you realize that 'Accidents" happen, if they continue breaking things they will have to move out.Then continue on with whatever renewal/non-renewal you intend to do.Good Luck!

Your assumption makes sense if it was a seller or neutral market.  

Guys usually know other guys (guys is gender-neutral where I'm from NYC area ;)  ) that do a good job because they're working along side them or behind them, and get to hear the scuttlebutt regarding how they were as workers. 

We already discussed no crazy colors and she's fine with neutrals.

The agent will charge around 6% for what's called a single party listing.From the viewpoint of the seller it's probably better to go with a agent, as he will be perceived more professional, by the book and perhaps a little bit more as a neutral third party (although it's really "dual representation without designated agency" in my State).If you want to go the agent route feel free to PM me I'll hook you up with someone local who has the necessary skills!

The market is somewhat neutral.

But its important also that management is TRULY neutral for the out of state investor to get a good read and not steered into one of the PM's turn key deals.

Negotiated the deal so I'm cash flow neutral but I'm paying down the loan very fast with the 20-year amortization.

Fresh paint in warm neutral colors like greys are popular nowadays.