Mistakes I see PM's make.The mistake I see PM's make is that they allow the Landlord to dictate to them how they want this or that.  

Your state laws probably dictate the manner in which they are held.

They don't want to have to come back to re-inspect, as protocol dictates that he/she notify you in writing of the repairs necessary (which must be mailed if you're not present), schedule a re-inspection (which could be a week or two down the road) and then have to drive to your place to do said inspection for 2 minutes.

When they moved their operation to China we inherited all the appliances, a complete Bose system & all other upgrades.However, the majority of our properties are on month-to-month rental agreements, as dictated by the 'quality' of the respective tenants.

Offer full price to the seller, but dictate terms.  

This debate is no longer about facts.We can clearly see we have one group, mainly consisting of liberals who believe you should follow the letter of the law and abide by what the state dictates is fair and equitable as government should be unquestioned legal and moral arbiter of what is best for society.And we have another group mainly consisting of conservatives/libertarians who believe they should be free to make their own decisions on what they want to do with their own properties even if the government wants otherwise for a greater "social good."

A couple thoughts came to mind:I would dictate what activities can and can't be done in the garages.

Our lease says they will cut the lawn, doesn't dictate how often, and if there is a city fine for not cutting it, they pay double the fine amount.

They can dictate EVERYTHING!

It dictates the rehab budget, and the properties to be analyzed.You're "side of town" (country) is, and has been for decades, an appreciation heaven.