When I wouldn't renew their lease after 3 years of back and forth clean-up/hoarding, they left what they didn't want and said "keep the deposit."  

I've also had to clean up a Web server that somebody broke into. 

Problem 100% resolved and In only had to replace ~1' of base board everything else was just clean up. 

I also don't agree with Scott's assumptions that the big guys will be in trouble and the little guys will clean up.   

Called all the plumbing companies that were to clean out and clean up basement. 

Clean up the house and get it rented again, move on.

I've tapped back into 401k as needed but this is nearing depleted at this point so the low RoE properties will work well substituting this extra liquid cash in the following couple of years.       

$3,000 for a 2/1/1 in Springfield, Mo.In the process of clean up, I listed it and sold it for $11,500 before we got to any rehab at all.

It also won't deplete the reserves as quickly.We can throw any numbers at it but the cheaper properties tend to need larger reserve accounts. 

They over charge and over rate their their barters, such as sloppy paint job or poor clean up.