The way I see it, "pretty" gets tenants in, and "inexpensive bills" keeps them in.Here's my quick list: .8 gpf toilet(Niagara Stealth at Home Depot,) Niagara Sava Spa 1.75 gpm showerhead, Watersense-labeled faucets, and LED bulbs from either Lighting Ever(LE) or Hyperikon(go for the 2700 K color temperature, and usually 9 watts or so is equivalent to a 60 watt incandescent.)

They didn't steal the cash - they "borrowed" it and were going to pay the bank back! 

In our newest duplex we’ve added: Ring Doorbells Niagra 0.8 gpf toilets (saves a ton of water - as we cover water for our tenants) (https://www.homedepot.com/p/Niagara-2-piece-0-8-GPF-Ultra-High-Efficiency-Single-Flush-Elongated-Toilet-Featuring-Stealth-Technology-in-White-77000WHAI1-N7714-N7717/205611735) LED lighting throughout (Costco has these modern ceiling fixtures for only $24 bucks) (https://www.costco.com/Altair-LED-14%22-Flushmount-Light-Fixture.product.100354669.html) Ductless AC/Heating Motion sensing light switch for the bathroom (Gives a lot of wow factor.. when potential renters were viewing the place they were always impressed by it) (https://www.amazon.com/dp/B005WM3ALC/ref=cm_sw_r_cp_tai_HUglAbPNX8N92) 

The best feature is I am stealth to police speed traps.

Second, if you put it out there without a contract it would be easy for someone to swoop in and steal the deal.Question?

I'm not going to post it publicly as I do not wish to give it away to folks who think you are trying as steal the house.

As for the big 'downside' of not being able to do mail someone with a lease option offer, I am not 100% sure that you are prohibited from doing so if you disclose that you are licensed and make plain you are not trying to 'steal the listing'.  

ONe of my friends in ORegon has a monster PM business but he only takes on larger complex's of B quality and above.. all his complex's the law requires on site manager.. his job is to hire and make sure the on site manager does a great job and does not steal the owner blind.. 

Really, I want to be somewhat stealth about it.  

I didn't mention it to the city, since it is really in place to crack down on stealth (college) dorms and flop houses.