You can do some work on the property, such as routine minor maintenance, but not value improving maintenance. 

Its sort of a good thing since they can be used when you sell to offset gains or in some cases the depreciation unrecapture.Talking of equity growth, here is a recent discussion that covers an important topic that is routinely glossed over in BP in favor of cash flow:  https://www.biggerpockets.com/... 

I'm sorry to hear this.Contact a local attorney who handles L/T routinely for advice and do what they say.You can likely file an Unlawful Detainer to have her removed.But you might also try contacting her Housing Authority caseworker, posting a notice & attempting to meet with her in person and being extremely empathetic about what she's going through. 

Ill definitely be implementing your contacts challenge in my day to day routine. 

My first few inspections were helpful to help understand building systems and routine maintenance schedules (don’t have to worry about that stuff when you’re a renter.)Sadly inspections afterward, for investment properties, only turn up obvious items that’s hard to miss if you personally walk the property looking in the nooks and crannies.Rot, poor wiring, improper framing, water leaks, etc that are behind the walls is when I’ve gotten into trouble.

(B) Do routine inspections of your property to ensure your lease provisions are being adhered to. 

Be sure to get a copy of the new key in case you need to get in the premises for emergencies, routine inspections, or to turn-over the premises when the tenant vacates.

This raises eyebrows.

My guess is that the guest staying 60, 90 days or more quickly becomes part of the neighborhood, adopting to common routines, etc.

I gone the routine of fixing an older system and it would routinely have issues every couple years that added up to $500 each time a guy came out.