We remove all disposals and ice makers from rental properties.

Install a fan in each room and drink Ice water..

(c) to properly irrigate and care for all trees, shrubbery, and lawn and generally maintain the Property in good order in keeping with the standard of the neighborhood, and upon failure to do so Landlord may employ a gardener and increase the monthly rental by $250.00 (d) to keep the sidewalks of the Property free of ice, snow, littler, dirt, debris, and any other obstructions and to keep the yard free of litter, dirt, and debris, ...

It's mostly premade and you add-up your own points such as "refrigerator - ice cube holder trays to be returned in the same condition as they were originally, tenant expected to pay for carpet cleaning costs, security deposit paid amounts and date, number of keys provided to tenants, rent payment deadline etc" 

I think for a lot of out of state investors, cash flow in decent areas is strong, so appreciation is icing on the cake.

The tax burden for road repair, etc would soon have to be shifted to EV's such as the Tesla if ICE cars were replaced. 

It cash flows at the 1 percent rule as it is with the 3 units so it would be the icing on the cake if I could do something productive with the pizza place .I am also open to ideas for a totally new buisness in the pizza store , a laundromat was one idea I had , but if anyone has any ideas and is interested in this post I’m all ears !

You are skating on very thin ice, if not already breaking thru, on the real estate brokerage laws of a least of three of the state I'm licensed with.

Adam Kroll project manager extraordinaire - ice water running through his veins - can chime in on this too. 

My expenses have grown at a rate greater than inflation and rents over the last 10 years and my kids don't have any expensive hobbies like hockey.