And if they do, we gently guide them back on track.

Bring lots of garbage bags (preferably contractor grade) as most loose stuff / junk probably hasn't been packed and can be "gently" placed in garbage bags and hauled outside.

The only times I've been involved with late night calls were things the tenant couldn't solve themselves:1) No deadbolt, only a twist lock on the door.

I gently remind the applicant that we are looking at a 2BR/1BA house and ask if they really want to live in such a small place. 

@Andreas MirzaThanks again and I know you as well as the other posters have been gently (most) leading me to the same conclusion.

For tenants that are in place and who are paying and not causing problems or damage, I suggest you make a gentle transition, so you don't lose them. 

It literally is either a twist and pull or a screw somewhere there that is holding it up.

All because some knuckle head thinks it's a good idea to run a twisted comp game and make a 3/2 or a 2/2 house rents the same as their lower 3/2 and 2/2 apartment rents.

What Nathan says is the answer but there is a little twist on it.  

Stable, gentle renters are a commodity that should be valued at all cost in this game...and your insight on the subject  has already got me thinking about our property in Las Vegas as UNLV has recently received approval to move out north of the city...right around the corner from our house!!