I have now sent two carefully and succinctly worded emails reminding them that, as stated in the lease, we will mow the lawn but any other maintenance or improvements are up to them if they want them done, and we request that they consult us for any major changes (like if they want to take out a tree). 

@Alan Hall Alan,Be very careful investing in multi family in Memphis / Shelby county.

But be careful – they are addicting.Welcome to BP.

But can't afford to keep the property or can't live there because of care needs? 

The great thing about buying SFR for a cash flow rental property for the long term is even if values drop in the short term because of a down economy rent prices increase because no one wants to purchase housing when home values are falling.You just need to be a little careful in the area that you are trying to invest.

Go over the current leases very carefully you will have to live with them until they are up for renewal.

@Tim Hertz Congrats on your Duplex, that seems to be the common theme for Newbies.Your are correct, minimize risk by purchasing right and for me keeping emotions out of itThank you Tim.I have another offer I just put in on SFR, this one requires no rehab, essential a turnkey (not by real estate definition) I offered CASH (they say cash is king)Crossing my fingers Take care Brother 

You will have to take care of this debt to move forward in your investing life.

Unless you can get them on board with REAL fairness (in writing), it doesn't look promising to me.Sometimes, caring will NOT get you a good dollar return.

(Is that a thing people care about?