It's just how it goes, and no way to avoid it really.

Two other key aspects that worry me about Japan are (1) generally depreciating values of real estate and (2) generally decreasing rents. 

We are direct lenders, meaning we lend our own money, for flips within approximately 1½ hours of our home.We walk through every property to avoid surprises and to confirm the rehab estimate.

This avoids the headache of eviction and wraps things up cleanly.If things escalate before their lease is up—like the music gets worse or complaints keep piling up—you could consider eviction.

Is there any creative way to avoid/reduce capital gains tax on the sale ?

Conversely, On homes I have wanted to expand,  I have removed closets from bedrooms in order to label these as studies or offices, so that I could build additions that are labelled "bedrooms" (customized to my needs),  in order to avoid the requirements of expanding a 2 car garage to a 3 car garage (a local requirement when building beyond 4 bedrooms).  

Avoiding the ravages and savages of the divorce court system. 

Is this something you use outsourced resources, or are there others on staff that do handle this aspect of things? 

Feel free to reach out to me or send me an email I can walk you through the basics and go over what is required and what to avoid.

However, i would like a person with multiple rentals to help guide me to avoid some simple mistakes.