i always thought that japanese make great tenants, respectful, clean, pay on time.

At all times during the Lease Term and throughout any Removal Period, Landlord and Tenant shall, each at its own expense, maintain a policy or policies of comprehensive general liability insurance with respect to the respective activities of each with the premiums thereon fully paid on or before due date..."

Respect their time.

You need to have some ability to respect and understand the culture you are catering too.

I have a duplex with both tenants reporting bats in their respective units.

After this it's a matter of execution.With respect to finding he property, there are several ways.

Let's say going in you think the house needs a roof, an AC, and some paint & general repairs for $10k, 5k, and 3k respectively.  

Our credit scores are 700 and 800ish, respectively. 

I've yet to see a judge respect the ladlord doing the work.

For example, Decatur and Hartselle, which are located about 25 and 35 miles southwest of Huntsville, respectively, both have plenty of properties below the $250,000 mark.