For a good tenant that has paid on time and was keeping the place in good clean condition I probably would have just eaten the charge.

@John BowensAre you loaning from a pre-tax 401K or did you convert to Roth and then loaning from there?

The Mortgage is paid off. 

No I paid for the renovation with my own funds.

By working for a larger corporation you are gaining an unfair advantage, by letting them train and develop you (while you are getting paid) and you do real estate on the side.This idea is not from me, read RichDad. 

For example, my average terms are 90%-100% LTV and 10% interest flat no points or pre-payment penalty.

I've asked my clients a similar question and have developed tools for them to minimize this, but I find there are a few different types of clients.Manager managed - these folks have no issues as they simply upload their year end statement from their property manager, their 1098 mortgage statement and any other one-off expenses they may have paid for outside of the management company. 

They got paid off and all done.

She can set up payments to be paid on the 1st of the month and no one is driving 24/7. 

CA taxes residents on worldwide income but may provide a credit for taxes paid to other states.