@John Draper I am a buy and hold investor in Birmingham and my advice is to hold any investment real estate you own in an LLC.

It's very cluttered, and the purple carpet reminds of a church alter color (but it is very pretty).I did a quick mockup of a less cluttered room, and used Shaw brown colored pet resistant carpet.I put a mushroom colored sofa at one end and an Avocado green and rust chair at the other end.I also put in a minibar and two small (vs one big) log burners (for winter and fall).it might also be nice to have some kind of sound system in the ceiling that can hitch onto your cell phone and play your music from your phone.If you notice rather than paint a wall, I simply used a drapery to color it from end to end.Here I used a muddy looking mustard color with some checkers on it.I also toned down the white window trim to deep brown color, and put some sheers inside to make the house feel bigger.You could also use knotty pine wainscoting in some areas to break up the horizontal-ness of it.

I would ask them to manage the replacement and explain that in the future, you will not accept delivery of any damaged items when replacing new appliances, carpet, blinds or draperies, fixtures etc.

. - Light carpets, nice drapery, crown molding, new paint, some hardwood... very nice property.

@Russ Draper I think renting is throwing your money away if there are no plans to buy.

@Russ Draper  I was describing what is the law in Oregon and most west coast states..

@Cara Lonsdale my original point to you is on draperies being fixture, I had never heard this before.

I don't make a copy but I verify a few items on the application form against their drivers license.I don't do cookies and milk but I do put out a dozen or so chilled bottled water for them.I arrive an hour early to turn AC down to 74 degrees and to open blinds and draperies to get as much natural light as possible into the house.I will lit a very mild scented candle.At times I debated if I should put a tip jar on the kitchen counter and put in a few $5s and see what happens.If the interest is very keen I will offer for them to hold the property with a reserve property form.

Thank you so much for your feedback @Marina Draper. I

It tells them that I will charge for damage like stained carpets, torn draperies, broken blinds, excessively dirty walls and uncleaned units upon turnover.