TYMike High poverty rate, poor tenant quality, very old stock of housing (which in itself isnt bad since I like DC) but combine that with poor tenants and you have high cap ex and repair costs, I anticipate much higher than normal vacancy and non payment rents in Hagerstown, virtually no appreciation and possible even risk to initial capital due to depreciation, .....just walk around the downtown there,...there is broker glass and garbage everywhere, and people high on meth walking around......really I just cant see any reason to invest there.

They typically have a sliding scale....say 3% within 1 year, 2% if within 5 years, etc. 

You also need duck feathers and an umbrella; you need to let things like overdoses, police visits, prostitution, underage drinking, breakage, theft, accidents, lawsuits and other common things like that slide off your back. 

Some tenant welders fabbed up a tray that slides in to hold charcoal. 

I having a sliding ruler for many things but two are almost absolute judgements:  1) No Evictions. 

Password: Kiyosaki"Cops report no forced entry.The sliding back door disagreed.New appliances installed days earlier... still in place.No bused windows.So....

They tried to clean after I asked them but the new glass shower doors were covered in soap scum and crud between the doors.

Also, the carpet pulled up at the tacks from the traffic not the cat.The window screens (2) have a few marks from my catThe shower has some marks on the glass from the tap water.My family and I cleaned this place day and night for days, and I get that I may have to pay for some of this stuff but I don't want to get taken advantage of.What is reasonable ?

We use Chase Quickly for most tenants, but in our duplex, the tenant just slides the check under our door and we have one other tenant that pays cash so we pick that up.

I would much rather remove it and put in a fancy tile shower with maybe a hotel style frosted glass partition.