Think of major items that will cost the most money.Tile in the bathrooms, windows (overall), appliances, doors (sometimes they are not hung or in bad condition), bathtubs (do they need replacement or major repairs), plumbing (overall), air conditioners (do they work or are they outdated)......We also rate each unit 1-10 based on all factors and list tenant issues if during due diligence so we know if we should consider non-renewing or addressing at the time of acquisition. 

I don't have LLC's.Ive had two big experienced with lots of insurance related problems this year sofar, first time in 4 years of investing, one of my properties I had a young child get burned by hot water in the bath tub, the burns were very severe and short story the child was airlifted 2 hours away to a burn center and spent 5 months at the center. house was a hud section 8 home, and and found myself in several lawsuits, from the tenant, the housing authority, and CPS and when it came down to it my insurance did not completely cover the judgement(s).

Almost equally important is ensuring you have a bathtub in the house.

I hear Kevlar is bulletproof :)I'll put a few links here to give some context and ideas:http://www.biggerpockets.com/forums/67/topics/78694-ponding-on-shower-windowsillhttp://www.biggerpockets.com/forums/67/topics/78831-bathroom-window-and-tilehttp://www.biggerpockets.com/forums/67/topics/78806-tiles-debonding--replace-all-or-just-somehttp://www.biggerpockets.com/forums/84/topics/60299-building-code-window-above-a-bathtub

Its got a tiled in bath area with no raised shower and the home has no bathtub.

I'm thinking installing one of those wrap-around polystyrene bathtub units might be his best bet. 

@Chris Heeren The landlord has a right to withhold a security deposit for any of several reasons, such as if the tenant:damaged the premises beyond ordinary wear and tear;caused waste or neglect of the premises (such as leaving hot water running in the bathtub for days);didn't pay rent;didn't pay for utility services, whether the landlord provided these or the tenant paid the utility companies directly; ordidn't pay mobile home parking fees that the local government assessed against the tenant.

It's seems clear he has a difficult time getting to and getting in & out of the bathtub, and some of our deferred maintenance included a leaky tub surround, presumably due to the strain placed on the tub by the large gentleman.Not entirely sure what is happening there in regards to his laundry/food situation but it seems clear he must be being enabled in some ways by his roomate.My friend is a compassionate guy, however I am concerned that the property value and quality of life of others in his building could be adversely affected by this tenants presence.

Unique feature I'd like to put in a house: a nice fireplace in the master bath.I've got a master bath big enough to add a wood stove to, but it has a walk in shower and no bath tub.

How about a bath tub, toilet, shower, vanity, mirror, sink and faucets - that's the bathroom.