You can easily break the law and get in trouble. 

Only replace if it breaks or becomes a major concern for a tenant.

Charge a lower option fee and calculate your monthly costs into the purchase price plus a premium.Otherwise you have invested in this property to break even, as there is not much difference between what you owe in conjuction with what you loose each month relative to the incurrance of equity.Sale Price - (You loose x per month plus x amount owed) + Profit Premium = Was it worth it?

If not then please take a screen shot of what you're referring to.Vacancy and repair reserve are just estimates because you don't know if a tenant will stay for 1 or more years, and things do break.

Most the things you've mentioned so far have been minor stuff that isn't gonna make or break you.

Now that we understand each other better and, in an effort to avoid an interruption in rent and the cost of painting, I would like to keep him.However, a touchy issue arose this week: Apparently the couple below him has been engaging in some very loud and difficult arguments including what sounds to him like glass breaking against walls.

At $35/search if you buy a bulk package it won't break the bank.

Sorry.I have had problems with people whom I have given a break to, but I've never had a problem with someone with good credit.  

If you could break it down, how did you finance the acquisition of your first couple properties?

If you're into DIY, then get out the hammer, nails and the saw and go to work, otherwise let the GC do his job as you're paying for FAR more than just a body to do the hammering!