Our lease had an early termination clause requiring a one-month payment, but that didn't seem fair to her as she hadn't even moved in.How would you handle a cancellation prior to moving in?

Does your local jurisdiction require you to return those fees if they were not screened? 

While they often require some level of repair or renovation, the potential for significant returns makes them an attractive option for many investors.Why Invest in Distressed Properties in Phoenix?

@David RobertSevere nicotine damage can require extensive cleaning, sealing, and even replacing drywall or HVAC ductwork.

Worst case scenario, if that doesn't work, I can simply do fertilizer applications and landscape lighting as they don't require much labor.

Assuming 7.5% interest rate, the negative leverage would require you to put way more than 20% down just to break even.  

Looks like a good service but they seem to require a minimum of a 100 doors?

(example)A 3115 will be required to claimed the missed depreciation.

The real prohibitive costs come from the legal, compliance, and reporting requirements of registering a security.

As investors we want to maximize revenue but to your point that still requires applying common sense and basic ethical principles.