New roof, new gutters, new water heater, trimmed back trees that destroyed roof What was the outcome?

And worse, many are in the process of destroying their reputations because of how they are handling it.I agree that one has to get started, buying the first few deals. 

The Unethical thing that you could not do that may be considered illegal is if you in some way destroy or devalue the property since it is an asset to a senior lien holder and they may suffer as a direct result if you do any damage.

The reason for this is because their prior landlord basically ruined them as they destroyed him.

A mediocre PM can destroy a good property.Start by going to www.narpm.org to search their directory of managers.

A tenant destroyed a garbage disposal with a shot glass- the next thing in my lease was tenant payment for repairs not coming out of security deposit and specific terms for hourly labor charges. 

Now, this 20k your are so positive you will achieve in appreciation; what if there is a major crash or some terror attack that destroys appreciation for many moons?

Then you can simply have a 10 day window in between and because they left it in such good shape its a handyman for 1 day doing something like replacing blinds their cat destroyed or a few easy fixes. 

That will destroy refi plans.

Hubby says that the tenants will just destroy it and its best to just wait the 5-10 years to put the money into rehabbing those things, whereas I think we should do it now.