Also concerned with throwing all the capital into one basket although the potential quick cash flow is attractive, I would be married to only one property, is this a good or bad thing?

Secondly the state has plenty of "low-hanging fruit" to attack rather then going after the majority of intelligent landlords with legal if not politically correct lease terms. 

Place a basket of disposable shoe covers at the front door and ask people to use them to protect the flooring.

I knew there had to be something up as when I walked into the unit after the tenant said she left, there were a swarm of fruit flies buzzing about.Oh, and some interesting notes of my experience with Jane Doe:a) When she hadn't moved out on April 1st, she asked me if I had any other units available. 

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Of course, I would also argue that putting all your eggs in one basket is not necessarily the most prudent move but it might be your only option at this point unless you want to pay more cash to go back to a 30 year loan. 

They also get other gifts from time to time, such as: house plant, flower basket, flower bowl, bedding plant, door mat, fireplace log, professional carpet cleaning of traffic areas (for long term tenants every 5 years).We do not do rent concessions.

There's easier fruit to pick.I heard a smart CPA/investor present a case for buying flood properties on the cheap because of the flood insurance for cash, not getting a mortgage and self insuring. 

My mother had one that would accept and grind up shrimp shells with no problem, but would barf all over any fruit peels.  

A good tree bears good fruit.."