The unit we have, one block further back from the beach we have been getting a little over 35k gross per year.

Not sure what the interior will look like, but hopefully you have photos of prior to occupancy, so that you will be able to claim against their security deposit, and a judgement for past due rents and any damages

I was worried about it, but so far no damage or stains and we allow dogs.

Make sure you’re checking in on your tenants, getting them to document any damage, and having solid insurance coverage.

Unfortunately, Detroit is complex due to things being driven block by block.

Place good residents, make sure the block is nice (just not the street) and you should be fine.

I think guests hardly ever damage things intentionally, but when you have luggage coming in and out all the time and little kids running around a "new place," there IS a lot more wear-and-tear, scuffs/dents/scrapes, and broken glass. 

When they finally move out, you'll discover a ton of unreported maintenance and possibly damage caused by failure to maintain.Landlords should encourage tenants to report maintenance issues.

The last tenants did some damage to the interior of the house and repairs like, sheet rock, fixtures, paint, etc. need to be completed. 

I haven't been expanding my business with LMHA since the end of 2016 per my posts above so I don't know exactly what changed, but I expect the outsourcing of inspections to private industry + some executive level leadership + replacement of staff with new faces excited to serve the needs of HUD/Landlords/Those In Need has resulted in an agency I will develop more business with.The HCVP will always be a double edged sword for landlords (See Section 8 Bible discussion) but for now I have discovered it is finally worth the effort to participate in the program.I specialize in Toledo's transition neighborhoods, discounted houses on the edge of nicer areas but also on the edge of trash...the Section 8 program allows me to get long-term tenants who are a good business model provided they are consistently managed and visited/inspected for additional "visitors" (relatives and random dogs/cats) and damage/housekeeping which can destroy a home if left unchecked.You need to know the rules, repair and renovate for long-term durability, prepare for inspections thoroughly and keep a team of contractors who will hold those standards...after 8 years we have been through a hundred inspections.