If your portfolio is in a downward spiral on condition and value and you are not generating enough cash flow to stabilize and change the trajectory, you are in a losing battle and things get worse over time.About your stress level. 

If they are unprofessional or use foul language your only response should be "unprofessional/foul language makes it difficult to understand your concerns.

It seems like everyone wants to get into the wholesale market since it's the new "get rich quick with no money" racket and the better deals seem to be landing in the more experienced outfits hands.Most of my clients have been looking in the Kalamazoo/Battle Creek and Muskegon markets due to the lower price points and better rents/vs/sale price ratios.   

I have nothing against smokers personally, but do not want that smell to be imprinted on my property, long after they are gone. 

Recently, my property manager informed me that a tenant's attorney contacted them, expressing the tenant's desire to terminate the lease due to a mold smell in one of the rooms.

If the assessment is lower than the comps that may be a tough battle.

And the tenant during winter: "I can't sleep at night because every time I turn on the heater, rat urine smell comes out of the vents."

I think I’ll still come out smelling like a rose, but if each property stands on its own then there are a handful that I definitely overspent on. 

Using antifreeze instead of water keeps it from smelling if you aren't able to check it every day.

Rent some ozone machines or whatever it takes to remove the smell of cigarettes.