And smell????

Not saying one way or the other is that they pose a problem for the local community so there is political battle in the long term viability of these.

The good news is that the smell doesn't last forever with time and effort.With two equal applicants, we will always choose the non smoker. 

The tenants can smell weakness, I swear.#3 the tenant is talking about two sellers ago.

If neighborhood class is important and you are planning on investing any significant amount of money, then its worth having boots on the ground to see, smell, and feel the area.

I smell a refi in your pipeline a year or so from now, remember this isn't a home loan, so "two years of tax returns showing a profit" is NOT a hard/fast rule at all to get the best terms.

Consistency will always be a challenge but I find showing up is more than half the battle. 

I use the property myself and I don't want my own dog smelling other animals;2.

Also, there is no visible mold and no mold smell in the basement (there is a little on the caulking beneath a single pane picture window upstairs which I'll deal with).That didn't sit too well with the tenants as they have been looking online and finding information about how dangerous it might be, and it didn't help that the first report that I had done the inspector attached a boilerplate message recommending a full HVAC cleaning (ducting is 1 year old) HEPA vacuum, air scrubbers, double washing everything in the unit with bleach, etc. so now the tenants are being fairly combative and insisting that more needs to be done.

Now here is the battle, usually that number comes out to be around 30-40% of ARV.