I understand this amount isn't excessive, but I feel like I need to take action so that I can understand the process better when this occurs again.I provided the tenant with a move-out letter and inspection report on August 2.

I have high income and generate $150k in excess earnings per year which I used over the last few years to build my investment portfolio.

We did interior and exterior remodelling, plumbing and electrical, dry waste and back yard.

Use your excess funds to buy more property. 

Add dry cleaning lockers, e.g.

You still had to pay for the dryers, but people got around that by letting their clothes dry on to of the heating vents in their dorm rooms.The floor RA had a sign on the door to the laundry room on his side of the hall that read, "KEEP THIS DOOR CLOSED.

I do not currently have a lot of excess cash to make downpayments on a home and am looking for alternatives to start investing more in to real estate. 

Money part is very easy, finding deals i see is what gets people, why people say deals are dried up.

I'm kind of thinking that loading up on loans (smart loans, of course) might be the wise decision before that free capital starts to dry up. 

Ofcourse you take them down before you paint them, and put them back up after they dry