I deducted about $30 from their deposit to cover a few cheap window blinds that were broken (even though I replaced all of them) because the honestly rest was all normal wear and tear.

This means I can maintain/update or upgrade as I please with out impacting other things I need.

Same with closet doors, off the hinges half the time in rentals.So replacing screens can get old (but you can offset the deposit as it is hard to dispute a missing or broken screen).On the bright side,  if you go to the big box store, they sell screen making kits (e.g, I don't bother looking for pre-made screens in just the right size or overpaying a window store to make them); the kits can be helpful for landlords.So you buy the kit, some screen mesh (this is more expensive, but buy a big roll if you will be in rentals for the long haul), and you will need a hacksaw and a little screen spline tool (a little roller). 

Do you want to go the more affordable route rehabing starter homes for first time buyers, fha, small family, family looking to upgrade, 3bd/1ba or 3bd/2ba/Garage.  

You could implement new tenant rules that ban whatever behavior he is accused of doing, then serve him notice that he's broken the rules (following state law), if he doesn't correct, you move to evict.

You'll tend to overspend on maintenance and upgrades if you think you'll move there one day, and you really don't know if you'll move back or when.

Maybe a year from now a tenant will be claiming that blablabla was broken when they moved in, and your property manager will be able to shut that back-and-forth down really quick by showing the tenant that portion of the inspection, potentially saving you lawyer fees. 

I don't allow any smoking in my units and have strong language / penalties if this policy is broken.

Would like to get rid of my gas on gas stoves and install new heating sources as the insurance companies don't like.

Looking for most cost effective solution! Any suggestions?

Downtown is about to get a HUGE upgrade and St.