Can you paste your repairs and alterations clause here...I need to write into the contract to protect myself from future tenants hiring inspectors or professionals to do stupid tests.How should I beef up my current repairs/alterations clause ....

Basically, I wrote it, then we discussed together and altered it to make it more agreeable to my husband, who wasn't as interested in moving forward, so it was much more conservative.  

Can't speak for the others from first hand research.Rules vary in terms of the threshold for eligibility, eg: >2 or >3 units, rate of growth allowed each year, rate at which capital expenditures can be translated into increases.

There should be something in your lease that says that the tenant is not allowed to make alterations to the property.

I also sold 6 homes (selling 1 more this month).In 2018, I made a dramatic change to STR (short term furnished rentals) via Airbnb (and VRBO) and it has altered my real estate investing dramatically.   

Love Derrick E's take on his approach directly working with 'listing' agents and not needing anyone to negotiate or translate (or get in the middle) for him. 

But figured someone in this forum could translate it for my current situation.

If you start spending thousands modifying it, it may seem better to you but that may not translate into more profit.

Translate what you learn as a passive investor into your active investments.

You really want to try to buy well below retail so you have some built-in equity.If you're intending to apply leverage, and you can find the right lender, $1 million in cash translates into $3-4 million in purchasing power.