The PM was never prompt on payments to us, so we never knew if the tenant was late or not, we never got statements. 

Thanks everyone in advance for your prompt responses!

Background: 5) a large vacancy (reportedly 2200 sq ft.) last year, (which is now filled) prompted seller to list property for sale but with no takers. 6) since then seller has filled the space. 7) seller has owned it for 10 yrs possibly buying at the height of the market. 8) seller has made some exterior cosmetic and mechanical improvements in that time. 

Most will consider it a high priority and they should address it promptly. 

Payment was made promptly to repair the damages but new carpet & padding was just placed on top to cover the extent of damages underneath without actually repairing.There was water leaking at the front of the home.

The nuisance and abatement officer said he's going to contact the inspections department on a wire hanging from the electrical meter on the side of the house to see if that'll prompt an inspection that will need to be done, which will have to get the owner directly involved. 

In my experience, any NSF issues hit on day-1, prompting them to re-submit the rent.

This prompted me ask another question of seasoned investors: Would you pay close to the ARV price of a property that is valued at $30,000, needs $6k in repairs to make it rent-able at $650 per month?

Treat your real estate like a business, take care of your properties and tenants, and protect your assets, just in case...These tenants just got awarded $1.6 million for a bed bug infestation that was not addressed promptly by the landlord: https://www.nytimes.com/2018/04/04/us/california-bedbug-lawsuit.html?

I would intern at what ever real estate companies your interested in.My daughter was interested in finance.. and she interned during collage with a high level appraisal company that did apprasing for emanate domain cases.. and she worked on the one in Napa CA were the state and city bought out a big swatch of the napa river for flood control project and many business had to be relocated from hotel to shopping center to car dealer all of them needed to be valued.. it was high level work she enjoyed it.she then went on to graduate top of her class at Davis CA.. in managerial economics degree and promptly got snapped up my Intel after offers from Apple and Micro soft.now 14 years later she is a SEnior controller and a Dave Ramsey disciple which means at her age home just about paid for 2 kids in grade school and NO debt and a ton of savings and max's out her 401k.. she has little interest in real estate she owns one rental but only rents it to family. that was her path.