There are more effective ways to accomplish this.

If you only plan on owning 2-4 properties, then there's really no harm in self-funding them unless you know a better, safer way to make more than the going interest rate on that money (most investment mortgages right now are about 7%, maybe effectively 5.5-6% after taxes depending on your brackets and tax structure).

Or because they don't want to be the bad guy.With closing on Dec 4th the issue is that your 28 day notice will be effective Dec 31st and your tenant has until Jan 31st to vacate.

Besides a mouse trap, another effective way to deal with mice is a cat (if the tenant wants one and the lease allows it).I grew up on a family dairy farm and the barn had grain, which attracted mice.

It’s especially effective in eastern PA, where competition and inventory can be tough.If you’ve got $80K, I’d suggest capping your initial spend at $60-65K.

What's the most effective means of dealing with this issue?

Read: The millionaire real estate agent; Hyper Local Hyper Fast AgentWhat are some effective ways to network with individuals at all levels?

Its much more cost effective to outsource things like skiptracing and direct mail.

The way I read that clause, if you and the landlord cannot agree on what rooms to paint and the painting is not complete within 3 months then that clause does not take effect.

You've unfortunately unlocked the centipede effect by saying Columbus.