Gurus are a waste of money sadly and they are a dime a dozen.  

If they want to spruce it up it should be on their dime.  

And when that happens with this tenant, he'll be wanting to pick out new flooring on your dime.

Others have left the units spotless and got every dime back!

= s...l....o....w........d..e....a.....t.......hYou're spending a dollar, no make that "dollars", to pick up a dime  a penny.

In this way, I pick up the quick nickel (forced appreciation), the slow dime (cash flow), and the really slow dollar (market appreciation) all along the way, all with leveraged compounding nearly (or totally) tax free.

We lost every dime when the market tanked. 

One thing I can tell you is most tenants will not give you a dime in rent once they know they are getting evicted and there will almost certainly be a hefty turnover cost once they eventually do get out. 

My time is better spent doing what Im good at, not nickle and diming something as important as how to structure my entities. 

I know of 2 in my area that nickle and dime the landlord .