Thanks for any responses!

You can write into the lease that the tenant is responsible for utilities, lawn care and small repairs.

I probably shouldn't engage but this really wasn't the type of response I expected from this group.

And I look forward to @Mike Nuss providing a presentation on this subject for Oregon.Regarding the original question by @Steve Dunford, I've sent many mailers and consistently get a 1-2% response. 

Most websites say carpets have a 7-10 year life span and others say landlord is responsible for replacing carpet every 5 years, which that does not make any sense to me.

@Aamir Virani Hey Aamir, thanks for the response and my apologies for the delayed response.

Just follow the law and be responsive.

I did not get a response, so I called him and the number is no longer in service.

After a few strike outs, I've finally found a realtor who is young, but already working with other investors, really responsive, and actually has a passion for real estate. 

Thanks for your response.