If they balk at all about reporting these incidents to the police, that'll affirm my suspicion even more.

@John Matthews I went through this exercise about 3 years ago while trying to manage some of the same issues you mentioned - #3 in particular, and also because at least one of our properties didn't fit into a nice Fannie Mae box (urban residential use, but think of a tenant running a small hair styling business).  

.$3500/mo rent Rental Home 1 - $65k value Rent - $800Rental Home 2 - $65k value Rent - $850Rental Home 3 - $65k Value Rent - $950Rental Home 4 - $65k Value Rent - $950Rental Home 5 - $65k Value Rent - $50027,000 sq ft lot - $150k Value Rent - $800(small used car lot)37,000 sq ft lot - $150k Value Rent- $400(small 400 sq ft hair salon)10,000 sq ft lot - $300k ValueI have a good bit of cash every month coming in from these rentals I've amassed and Im making good money at work and I have a good property manager, would it be better to 1) pay down my home and save the money im paying monthly2) pay down the expensive rental which is my retirement property on the beach one day but leased out now 3) Just stay the course and keep adding rentals and using income to pay down the 2 properties?

@Rob Barry I'd say that 10-caps are extremely rare in this market and if you find one, there are either one of two things going on:  the seller has left some major expense component out of the pro forma they're showing you; or the deal has a tremendous amount of hair on it.  

My question is I put rent a hair under fair market value, now that I know I have this many applicants what I wanted to know from all of you seasoned managers is would it be unethical to put a spot on the application for a "Highest rent willing to pay for listed property" and see if I get some higher bidders to give themselves an edge in the application process?

Fran,If a LLC is formed with more than one members, it defaults into a partnership for tax purposes, unless you make an affirmative check the box election (using a form 8832) to treat the LLC as a C corporation.  

@Doug Bryant Doug, flips typically come with more headaches and hair than rentals IMO -  so most people from the start slowly get into the industry. 

Whats it to them if you have $50,000 off the property, or light a match to it once its out of their hair?!....

I am a Senior Manager at a regional accounting firm in the area and my wife is a self-employed hair stylist.As for real-estate experience, we have none with flips or rentals.

I agree with the others that something closer to $100 is about right for having a plumber do this.Since you have a management company, you may not be able to do this, and/or you may prefer to pay someone to do this, but: if one or more of the people living in the property have relatively long hair, there's about an 80% chance that the problem is a wad of hair in the trap right under the drain.You need a screwdriver, a piece of #12 or #14 copper wire about two feet long, and maybe some needle-nose pliers.