If we find it is a tenant caused probable, we charge them for the cost of clean out.Depending on the price of the insurance, it may be worth it, but if you only have a few houses, the odds of not having a back up is in your favor.As an investor and future owner of many more properties, you should try your hand at doing it yourself; Rent the machine with the auger and motor on itTurn the water off to the commodeDrain it as best you canRemove the two closet bolts (when replacing, don't tighten too tight or your brake the porcine commode).Remove the wax ring--- messy, stinky -- use cloves - don't get it on your clothingLife the commode from the waste line......guaranteed you'll get water on you (hope it is not yellow)Now feed this heavy cable down the waste line as far as you can go.Push the start button on your machine and watch the cable spin as it seeks the block, oh, be careful because sometimes stuff will fly out and may  smack you in the face.If you are lucky you'll find a baby's toy, a rag or some sort of material that may be unpleasant; bag that ugly stuff for later disposal.Oh, did you buy a wax ring?

@Chris Mason  just not your bag baby !!

Some tenants stay for a couple months and others stay for years, really a mixed bag for the most part. 

Tenants were still responsible for leaving the premises like it was when they moved in (less any "normal" wear and tear) i.e. replacing light bulbs, having carpets professionally steam cleaned, dusting... anything that was detailed in the move-in inspection report (usually several pages, depending on the size of the home.)

Not saying the rehab made them divorce, but the constant stress of noise, dust, chaos, filth, and everything else will make everyone edgy, and the worst parts of your nature are bound to come out. 

Sure , now If I hold first position on their loan , its not a problem But if I have to file a lien I am holding a bag of xxxx.  

OMG dude, with a thread title like this you're about to have this entire online community dust off their keyboards and tell you exactly why this is not a good idea - and they're right!

YOu know the kind Hi I am a cash buyer close when ever. you call one back and they will follow the guru script.. offer 70% arv minus repairs.. so pretty much any offer from direct market will be at 50% or less of ARV.. and this is why you have to send out thousands upon thousands of direct mail pieces to bag a few.. 

The lifestyle of the Section 8 SFR LL just ain't your bag, as I'm sure you understand by now, Rob. 

Homemade candy, banana bread, and pumpkin bread go to the following:Tenants, Realtor, local bank where all the tellers and most of the office staff knows me, post office, mail men, UPS and FedEx drivers, cleaning lady and her son that do make readies, I will probably take some smaller candy bags to key people a Lowes that I deal with a lot.