I doubt many tenants would follow the watering schedule and do extra yard work.So, from a practical point of view I would go with the least expensive option but press the seller to give $11K repair credit for the most expensive one.This will provide enough safety cushion for possible plumbing repairs. 

(unless you want to fly to Canada and point out which multi family i should buy, cause that would be awesome) i will do my own work. it would be nice though, to have more tools in my toolbox, J was kind enough to open his toolbox for us, and though his method might not work everywhere, at least i, and others here, can learn from what he wrote. i would be hard pressed to learn anything from what you wrote but how to critique someone else. im a budding investor... everyone around me does that everyday about this path of mine...

Also using Zapier is great as well to help you connect with other services like Lob (for autosending mail) and Gravity Forms (word press contact form plugin).  

Hi Bruce,The amounts vary from 300 to 125,000 being paid out.More info is here.http://www.occ.gov/topics/consumer-protection/foreclosure-prevention/correcting-foreclosure-practices.htmlhttp://www.federalreserve.gov/consumerinfo/independent-foreclosure-review-payment-agreement.htmA list of the payouts based on how the owner of the property was wronged is listed here.http://www.federalreserve.gov/newsevents/press/bcreg/bcreg20130409a1.pdfSmallest checks are going out first followed by the larger ones.

The press release said that EChekit: "suffered losses due to a fraud and that its processor, Check Commerce, has held over $4 million of it's funds and will not release the funds to the intended recipients at this time."

They say they can't justify paying May rent over more pressing issues such as looking out for their health...My thought is why didn't they move out in Jan if it was such an issue..

,and pressed the GO button.  

My one son was arrested for assaulting the other (who was drunk and not supposed to bring 10 delinquents to the property).The state wouldn't have made an arrest if they weren't related and household members,  the victim would have to press charges.  

The A/C, furnace, water heater, pressed board flooring (whole house was this material), and possibly roof were needing replacement.  

Doing impromptu walkthroughs with 24 hours notice allows you and the PM to "let the tenant know you're watching" and gives you a chance to address issues that are caused by the tenant while they're living there and charge them.