---I'm sure we are splitting hairs at this point.

It was foreclosures in the beginning, once that source dried up we went hard on short sales.

NEW TENANT GIFTSHere's what we give new tenants.....Cleaning Bucket with Cleaning Supplies:white vinegar, baking soda, awesome degreaser, disinfectant wipes, carpet spot cleaner, magic eraser, all purpose cleaner, scrub sponge.Tote Bag with Useful Items and Tools:hand soap, paper towels, plastic garbage bags, toilet paper, toilet plunger, Zip-It (strip for clearing hair clogs from drains), plastic clothes hangers (6), shower curtain liner (good quality cloth one), laundry detergent, dish soap/dish detergent, cutting board, "Freeze the Grease, Save the Drain" kit, “Recycle” bag for collecting materials for recyling, magnet with our name and contact information, picture hangers.Refreshments In the Fridge (for move-in day): several bottles of water, healthy snacks, bottle of sparking cider with a welcome note attached.Larger items: Welcome mat, shoe tray.

There are also multiple dry rotted boards where the legs of our chairs / shoe heels have gone through."

If I am going to sell it, I will repair or replace the dry rots, paint exterior, and repair the roof.

DSCR has also taken a good hair cut on rates today and on lower LTV's they are even better.

Does your cleaning service stay at your units  long enough to wash/dry the comforters before making the beds or do you have a second set that can be put in the beds right away.  

You may thing you're buying a vacant lot, but it has $100,000 worth of junk to haul off, or that faded letter on the window when you get up close and personal says "dry cleaner". 

You will get early gray hair, and possibly lose faith in humanity.

You would pull off the sheetrock, pull the insulation, dry everything out, treat the studs with a mold killer, then put it all back together.