To me, move out happens when I get the keys back, and any personal belongings left are to be disposed of, at the tenant's expense.

It might be small like a leaky drain or clogged disposal, or big like the furnace going out and needing repair.  

You will need a respirator and {preferably} a disposable coveralls.  

I replaced all my floors around my kitchen due to disposal leak and dishwasher leak.

The main things have been a tenant not realizing that you can't pour bacon grease into the drain even with a garbage disposal (this is actually in the lease), noise complaints (though half of these have been against nonstudents), parking issues, and seeming to forget when trash day is.  

Underwriting a tenant or borrower is looking at the big picture as Sue mentioned, I look at the use of funds, financial management, disposable income after debts and my obligation is paid. 

The disposal is shot and we are buying all new appliances.

There policies also cover the disposal costs.Everyone else is OOP.

It will seriously eat into your disposable retirement income.Can't you just move into one of your rentals?  

My "basic" 2bd/1ba unit here attracts people with $60k+ incomes (who can't afford to buy a place), and the way a tenant with lots of disposable income acts is often (I gather from talking with others) very different from what investors experience elsewhere.So, broad generalization of course, but this might be one of the underlying reasons why that San Diego property seems to be so easy to manage.