., no vicious animals or other critters, no used tire disposal site, nothing unsightly.    

Do your units have w/d connections, dishwasher, and disposals?  

Unfortunately, local government seems to only have blunt instruments at their disposal to address the situation.

One of the best inclusions is a garbage disposal, for example.

Tenants know I do a series of other maintenance items on the same trip.This is my basic list.(1) Replace AC filter.(2) Bleach AC condensate drain line.(3) Test thermostat and replace batteries if necessary.(4) Exercise ALL shutoff valves - kitchens and bathrooms.(5) Inspect and feel around under sink drains for moisture and leaks.(6) Open toilet tank and look at the tank bolts and overflow tube.(7) Test garbage disposer and throw some ice down.(8) Test smoke and fire alarms. 

They are released either when you have passive income that they can offset (to the extent of the passive income), when your income falls below the $150k amount (and only up to $25,000 which phased out between $100k and $150k of income), or when you dispose of a property (in which case any suspended passive activity losses attached to it are released entirely).

if you have a disposal, dishwasher, fridge, range, microwave, washer and dryer all provided, you will likely have more repair bills than only providing range and fridge.Capex will depend on both current condition and anticipated hold.  

We are not beholden to any REI discipline and do have some skills.We have a SFR in Las Vegas that is rented to a family member for cost...so no cash flow, but well kept and debt pay down and has approx $70k in equity and can be disposed of as necessary. 

It became one of the most lucrative deals I did & the guy we leased it to was glad to dispose of the scrap & keep the tools & equipment.

That golden rule pretty much applies to those investors who are really doing nothing more than facilitating transactions, using other peoples money in a short period of time from the time an asset is acquired to disposing of interests that fund the transaction.