The husband should go through probate; takes 45 to 60 days, but an assignment and subsequent license to sell from the probate court solves your problem. 

I would politely tell him (subsequent of a casual convo) “Hey, just so you know, I had to evict a tennent because of smoking.”This lets him know that you know what’s going on, without being force full or causing neighborly strife.

"Rich Dad Poor Dad" and the subsequent books in the series.

The lower risk the property the lower risk the tenant so I created The Ultimate Guide to Grading Cleveland Neighborhoods to help investors determine what risk level is associated with each property they are looking into to allow them to gather a bit more of an estimation on tenant behavior and subsequent costs the rely upon it.As for large Cap Ex items here are a few things to note that should help you out.Water tanks are going to cost roughly $1,000 to replace and will last around 15 years.Furnaces are going to cost roughly $3,000 to replace and will last around 30 years.A roof on a 1,200 sq ft bungalow is going to cost around $5,000 to replace and will last around 30 years.

Also, as others have mentioned, you get the upfront depreciation but will get less of the deduction in subsequent years. 

As mentioned above, if you were to secure a blanket loan on the 4 rentals (either rate/term or cash-out refi), it would remove your existing lienholders, place the new loan into a DSCR loan which does not impact your DTI, and subsequently reduce your personal DTI at the same time.Then, continue to scale with DSCR loans.

A good rule of thumb for cash reserves is $10k for the first property and $5k for each subsequent properties.

Right now out of seven units I have four smokers, all of which claim to be 'outdoors' smokers, two of which I discovered subsequent to leasing.

However, those problems weren't nearly enough to pay even half a month's rent on subsequent renewals.

I can calculate an after repaired value based on the final/new rents - but i am wondering how likely it is for an investor to come along and purchase the investment property (now that it is a stable/safer investment choice).My goal is to generate cash for a subsequent investment, so im sure selling/10-31 exchanging may be best, but i dont know if its a good bet per se.