I want tenants prioritizing rent over cable TV, or whatever else kind of stuff they want. 

However, I had some tenants that once the rent was late and there was no ongoing late fee accrual, they felt not need to prioritize rent. 

Hey there everyone, got a interesting question to throw out here on the forum.  First of all the question is:  How does a current Landlord/Property manager/do everything maintenance guy, get over the thought of having...

I also want to protect ourselves from false discriminations, harassment, mental or physical injury claims.If we end up in landlord tenant court so be it, judge may grant them more time to move is the risk I want to mitigate.

@Scott Mac A big change was the community mental health movement starting in the late 90s and the closing of state hospitals.

Our market's pretty decent, yet I prepare myself mentally that it will take two months to fill a vacancy.Frankly, I can't imagine paying to list a rental on the MLS.

You aren't claiming that the lien is at face value doing what Mitch describes....the potential opposing attorney is doing that mental calculation all own their own.How is it illegal or unethical to protect yourself from frivolous suits?

They get bonuses when they make my life easy -- they give me great prices (well below retail), they prioritize my work over other work, they put in overtime when necessary, they show up consistently on time and work fast, they come in on budget, they self manage so that if I don't show up for a week I can trust everything is still on track, if they find small surprises I don't ever have to hear about them, they treat my wife and my guests as well (if not better) than they treat me, etc.These are things that not all contractors do...especially the contractors who typically work with investors.  

He's a busy investor, but he has an abundance mentality - so he will help you if he can.

. - ultimately depends on what you want to prioritize, but you can have both in a lot of markets that are similarly priced to what you're looking for.