If you're considering flipping, check out the neighborhoods northwest of St Louis, especially the Pine Lawn area.

I can then add all the LLC’s expenses(advertising, insurance, interest, lawn care, mileage, etc AND depreciation) to my schedule E and deduct it from my W2 active income.

Now the new property manager has allowed these tenants on both sides to put, last I checked 5 unregistered cars on one lawn and 7 on the other side of the lawn.

If you rent it by the room, I'd also hire a cleaning person to come in every week or two and clean the common areas as well as someone to cut the lawn. 

In your current situation, I would ask them if they are interested in you hiring someone to maintain the lawn and see what they say.In regards to the wall, I would get my handyman over there to fix the wall and have him leave the bill with them. 

And you don’t want to pay him the gain “under the table” again because besides being illegal, you now have an artificially low cost basis and personally owe all the capital gains tax. 

I own a 600k home so I will assume maybe 400k would be depreciable so 400k/27.5 = about 15k per year depreciation, +$7000 property taxes + $1000 insurance + $6000 utilities/lawn/maintenance = $32k total deductionsIf I stay in 10% of my home and rent out the rest for $1000 per month that would give 12k of income per yearMinus the $32k in deductions would give a loss of $20k per year which I believe I can only take if my taxable income is under 150k right? 

Double rent, pet fee, pet dep, lawn care.

We also tell them when they’re going to get their security deposit back and what requirements they have, which are the requirements that are spelled out in the lease, but we highlight the typical problem issues like cleaning, lightbulbs, cutting the lawn, removing all their possessions,… Etc.

Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.