Since it seems like you will be investing in a MFH that you owner occupy you have a lot of options at your disposal.

You need to know who has the legal right to dispose of the tenant's property.

I have also deleted the garbage disposal in the new ones.  

Silver lining was a stupid low mortgage, amazing cashflow and still decent COC return for a "failed BRRRR".Moving forward not much you can do but be very realistic going into anything new, and have A LOT of comps at your disposal.

We don't own any properties where it would be better to keep the pools and we find that almost no tenants ever use swimming pools with the exception of children who use them for only a few weeks during an entire year.We remove garbage disposers from every apartment because maintaining garbage disposers was a nightmare.

. - IT IS RECOMMENDED TO REMOVE/DISPOSE OF THE WASHER AND DRYER.

Credits: Security Deposit:  $     800.00 Other Rent:  $               -   Other Deposits:  $               -   Total Credits:  $     800.00 Debits: Rent for Period 10/01/2018-10/31/2018:  $     800.00 General, Damages, Repairs and Disposal: Low Mowing:  $        40.00 Remove Weeds  $        25.00 Key Replacements per Lease Agreement (3 Keys @$50.00)  $     150.00 New Locks  $     100.00 Repair Drywall large holes in Living Room and remove nails  $        25.00 Replace and change All Light Bulbs (8 total @ $5.00 each)  $        40.00 Painting of Living Room, Dining Room, and both bedrooms due to damage beyond normal wear and tear (20 hours @ $30/hour  $     600.00 Kitchen: Refrigerator Cleaning  $        75.00 Oven Cleaning  $        75.00 Oven Drip Pan Replacement  $        35.00 Sweep and Mop Floors  $        25.00 Total Debits  $  1,990.00 Total Credits  $     800.00 Total Debits  $  1,990.00 Total Due to Landlord   $  1,190.00 

Low and behold the tenants moved stuff back in and the management company disposed of everything.  

In the past when I've looked for purchases cap rates were reasonable enough that purchasing listed assets on the open market was attractive.Now, having disposed of some matured assets I'm in the hunt for acquisitions again and want to diversify the portfolio (rather than simply lever up into even larger properties) into a larger number of properties.

Maybe they were hoping I wouldn’t notice the bad smell permeating the house, or the unauthorized changes to the shower fixtures, missing closet shelves, mold/mildew on window sills and frames, filthy oven (all contrary to Lease), and also cigarette butts and dog waste outside (both required to be disposed of daily per the Lease)….well, you get the point.