You put on a new roof for $30K but the market won't pay you a $30K premium just because of it. 

No guaranteed way to stop a determined, experienced thief:(Only deterrents that push them to easier jobs.The roof may be a good idea - until they figure out the just need a ladder to get up there and a rope to lower it down. 

Fortunately, all major capex are in great shape (roof: 5 years, AC: 3 years, siding: 6 years).I just wanted to say a big thank you to the BiggerPockets community! 

More doors, one roof, easier to maintain.

I am sorry that the storm that passed through just prior to your stay required emergency roof repairs. 

Roof, plumbing, electrical upgrades? 

The roof, AC, plumbing, electrical and flooring will eventually need replacements.

@Robert Spiegel Great question, and it’s always a balancing act when dealing with long-term tenants who’ve been fantastic overall.Based on my experience managing over 1,200 rental homes in North Texas, including areas like Dallas, Fort Worth, Plano, and Frisco, here’s how I would approach this:Cleaning Charge: While $540 may feel steep, it can vary depending on the size of the property and local market rates.

If you remodeled, added a room, replaced a roof, painted, boosted the curb appeal, etc. that's a different story.

Roof repairs, broken this, broken that.