Clearly there were missed maintenance issues in this case, but I would still instruct your PM (or future PM) to make it a requirement that all prospective tenants tour your properties first before processing applications.I’ve even had tenants sign Sight Unseen / As-Is addendums and later be unhappy and still want to break their leases.

I also require 2 past landlord references which I call and make sure these are easy going trouble free tenants before signing.

So definitely make sure to sign a new lease (ie. your lease) even if you take over an existing tenant.  

She went ahead and hired a pest company, signed a contract for the next 18 months, to come and remedy the problem.

While saying "dont worry about a background check or credit check" is probably bad advice when signing a 3mo lease, I would say it is at least reasonable to be more lenient on that if they can provide you a contact with the company they are working for to verify they are working for the dates requested.

I reviewed the agreement we signed with her and there is nothing in it about pet deposits or fees and it’s not listed as a fee they keep. 

Check out Coin Laundry Association and signed up for their magazine Planet Laundry.

Sign them up for auto-refil, at least during the winter months, and bill the tenant.

If they sign the lease then great, you hit your pro forma rent without spending on renovations.

Market OverviewThe Los Angeles retail market showed signs of stability in Q1 2024, with asking rents holding steady at $34.21 per square foot and vacancy rates remaining unchanged at 8.1%.