Some are basically renting out bed space and require tenants to sign an agreement to stay clean, and be tested upon request, with failing the test potentially leading to immediate eviction.

To determine if the expense should be classified as a capital improvement or a deductible repair, the context of the expense is very important.An example is, if an item of expenditure is part of a general plan of modernization, renovation or rehabilitation to equipment or other business property, it typically must be capitalized even though on its own it would be currently deductible.According to IRS Code, expenses that you must capitalize are those that:Materially increase valueSubstantially prolong useful life (including replacement of deteriorating assets)Adapt the property to a new or different useHowever, you are allowed to deduct expenses and fees for routine maintenance and repairs that help keep the property in efficient operating condition.

I got 4 SFHs this year in 3 states that meet or slightly exceed the 1% rule because I took on a problem the sellers did not want to deal with (clean up hoarder house, tenant eviction, etc).

I'd still do a land trust again in the future, but I'd be sure the ownership structure was nice and clean without mixed entities and SDIRAs in the mix. 

This is probably the most up to date information you can get, you can get the data cleaned, formatted and skiptraced for pretty cheap using some new comers like GoliathData. 

I have friends that routinely complain about it.

With four plex you have to pay utilities for the hallway and common areas, also maintain and clean the common areas, because the tenants won''t.

So there are now 20+ people to connect with in order to get a clean marketable title, (none of these existing family members have any idea of the property even existing).

It looks clean and bright and I never have to keep track of which color I used.

You own it until you sell it.To make the most money as a wholetail you want to fix unattractive things (at low cost) and clean and spruce up the appearance as a whole.