My sister reglazed and it lasted a long time maybe 10 years but it is a lightly used bathroom and she does not use harsh cleaners, you can't rely on a tenant for that. 

If it pressure treated pine than I would wait one year before you stain so some of the chemicals they use to pressure treat can wear off.

They aren't very different, but some key differences are as follows: Memphis has a higher crime rate (more than 2x higher), population growth is almost non-existent, but the home prices are more affordable (roughly $75k lower than Columbus, OH) and the climate is better than that of Columbus, OH (which means less wear and tear on the property as a result of harsh winters, etc.). 

Maybe less chemicals are needed in AZ?

There are misting products out there that claim to neutralize smoke/pet odors chemically but I haven’t tried and yet. 

Thanks for all the help... chemical bank has proved to be a great option, close to closing with a 4ish% rate, 75% ltv.

We usually pay around $800 for a chemical application (not heat) and it includes a follow-up appointment to ensure they’re gone.

A FOOL'S GAME.MikeOH wrote; Throughout the United States, operating expenses run 45% to 50% of the gross rentsTrust those numbers, do not think, "oh, these are newer 'well constructed' houses, we don't have the harsh winters" or any of the other rationalizations that will put you in the toilet 5 years down the road.

Stages I and II will produce the capital to fund III.But I see the market changing towards smaller and smarter is better as energy costs continue to rise and 'green' just gets more and more fashionable.Instead of 4,ooo+ sf homes with indoor pools and such, I can see people and agents hyping homes' efficiency ratings, low energy costs, solar panels, gardening space, and safe (chemical free) environments for your kids (low VOC paints, more natural building materials, etc).

And the chemicals that are sprayed aren’t something you ever want to be breathing or touching your skin.