Can you recommend a good plumber and a carpenter or all around handyman?

Then, they finally call you because there are no more reserves left in your account, because they spent it all on "emergencies" that they didn't need to call you about because they were emergencies or all under $250 or whatever.And, you will have to manage the manager anyway, if you are smart.So, 1) manage it yourself.  

Accelerated rent is all monthly rent for the rest of the lease term or renewal period, which is automatically accelerated without notice or demand if you: (i) move out, (ii) remove property in preparing to move out or (iii) give oral or written notice of intent to move out before the lease contract term or renewal period ends.

I used to be very enthusiastic about it, really gung-ho and I'd do research for two/three weeks solid looking at deeds (liens) on many of the properties.I once gave a tip to a friend that if he got the property we would sell it and split the value minus his costs, it was oral deal (he was good friend), I could not afford the lien ($1700 plus subtaxes for three years), he ended up getting killed by a car crossing street.

Forcing appreciation gives you some extra equity insulation from a drop in prices, or if you would rather be more aggressive it allows you the ability to cash out the extra equity via refinance or 1031 to redeploy it, but this also has added risks, there is no free lunch.Conservative financing, with lots of equity and cash flow margin for error, and cash reserves is another key ... in a downturn the quality of cash flow is every bit as important (I'd argue even more important) than the quantity ... what levels of margin are appropriate depends on the quality of the asset, which directly affects the quality and volatility of cash flows; a class B property will tend to have lower initial cash flow but more steady and increasing cash flow than a class C property ... judging adequate margins of safety is the really tricky part, because not only do you need to factor in quality as stated above but also what may be perfectly adequate in a "normal" market may be grossly inadequate in a downturn ... and yes, cash flow is affected in a downturn, it is not somehow magically immune; rents may not go down, but they very often do stop.

Nothing is perfect or all good and no bad.  

You could offer to fix some or all of it, but advise them that the process of them moving in will delay and we will have to postpone the lease to make sure that the items are corrected before they move in. 

I guarantee that most of the successful investors in your local market, who have been around for a decade or longer, have purchased some or all of their properties using debt.

pets and off-lease move ins and trying to use the security deposit as last month's rent or inadequate notice.

Should I send a letter, phone call, in person or all?