To piggyback off @Patricia Steiner's helpful response, please note that the specific PHA that the voucher is approved through evaluates what is "reasonable rent" based on the HUD values, but in our jurisdiction it uses them as a MAXIMUM, and reasonable rents are often below that HUD FMV.For example, in Cleveland, CMHA lists that HUD's FMV on a 3 bedroom property is $1200, and their adjusted maximum for the zip code is $1320, but we routinely get 3 bedroom vouchers and the rent determination comes in around $850 based on the location of the unit.

Use them less and less on the routine stuff as time goes on and your knowledge grows.

You file in small claims court to collect rent owed and damages.This is routine for landlords and although many will suggest that it is a waste of time it has been proven that at some time in the future many will come back to settle the claim.

For example allowing your tenant to pay online for a cost of $0.50 per payment is a total no-brainer, as is allowing them to submit routine (non urgent) ticket online etc.

I've never needed a runner.My cleaners handle turnovers.I schedule routine maintenance.I get a handyman for unscheduled repairs.

I routinely work with commercial painters in the Washington D.C. metro area around $3.00 Sq Ft. on the high end, (high) labor and (high) materials .

Outside of work do you have a morning ritual / routine? 

I routinely make offers in excess of list price. 

Perhaps update your rental agreement that they are required to use it and/or add those 60 usd / month and contract an outside company to keep it in their routine (only if you really have hard water, again, for your city it might not be required)I just acquired a 40+ unit building, ... probably around 5 years ago (about the time of the original post here ;-)) the owner back then decided a softener is not needed, ... so they bypassed the existing softener, .. now all plumbing is pretty much destroyed due to the hard water we have in this town.

In Canada it is not routine to run criminal background checks and there appears to be no ready means of conducting them.