there are 3 material participation tests we need to pass at least one of them: substantially all work time spent on the property is your doing (including cleaning and repairs)100 hours and more then anyone else( this one I think applies to you) 500 hours (hard to substantiate for one property)Please note for the 100 hour and more then anyone else test you need to not only keep a time log for yourself but a time log of ALL people who have participated in the property.

We use the RHAWA lease agreement, if you are not a member of that organization or WLA, I would recommend you sign up.In the RHAWA lease agreement (not Seattle specific), it states that security deposit can be used all purposes including unpaid rent, damage, cleaning, late payment, utilities, keys and other charges.It is never a bad idea to pay for an hour of an attorney's time to go over any of these concerns and then you can be confident you are following the law.

. I have seen situations where landlords and tenants are both very firm on their requested rent price and it was a minimal difference and the landlord let them move out and the money it cost the landlord to clean fix paint and rent the unit out to a new tenant outweighed the difference they would have made the tenant after moving expenses and paying first class and Security again probably outweighed what they would’ve paid had they just stayed so sometimes it’s better to just negotiate and flex a little to renew a tenant than to keep swapping tenants.

.; 4) trip to your rental for install; 5) un-installing the current doorbell; 6) installing the new door bell and wiring it; 7) securing your rental upon exit, clean up and disposal of the old doorbell; 8) trip back to their office --- Umm...

It's your business to clean up after them.

I find a large need for a clean, safe, affordable housing.  the ideal property.

The seller had some additional terms such as cleaning up the site with old debris that I was okay with accepting because the property needs ALOT of work anyway.

Make low offers on properties that can be cleaned and sold.  

When tenant moves out my wife and I will clean up real good paint and patch on a Saturday afternoon. 

I then bought a SFH with that money and rehabbed and furnished it and my first tenants were fairly good friends who ended up trashing it and instead of cleaning up and having a second go at it I quit.