@Joe Splitrock the items your talking about we will catch when they move out and charge them from the deposit but the stuff you really want to catch is the stupid stuff that is preventable with regular maintenance they do and will never report like not changing the filters for the ac I have the same language in my lease but I also if they cause the roof, ac or any other capex damage they are paying

They did leave quite a bit of trash behind and on the roof,  but I deginitely plan to use them again. 

May need windows and a roof in next 5 years.

If you are only using the 50% rule to calculate cash flow you will probably get into trouble.Alot of other variables come into play like age of roof, windows, HVAC, etc. 

For example I found one for $35K, but it needs a new roof $6K and has to have mold removal, and remediation.

Property was last roofed and sided 1996.

You need to take into account any future capital expenditures (capex) that it will need (roof/water heater/furnace). 

No tearing down walls, has new roof, new HVAC, new water heater and includes stainless steel appliances!

Since people pay a fair amount of taxes (similar to NY and CA) the least they expect is free of charge public services Here in LA people have to suffer a burdensome and highly dysfunctional planning administration asking ridiculous amounts of useless studies and documentation, charging insane fees for very bad services.Architects and owners have to deal with up to 10 different agencies with their own requirements, timeline, fees and applications, resulting in massive delays and costs over the roof.

Have you made any major improvements to the home like roof, replaced furnace, air conditioner, etc?