Less headache, lower rent, happier long term tenants:))) It is better to invest in more reliable attractive factors like countertop, backsplash, tile, vanity.

I would upgrade it and maybe consider upgrading 1 or 2 other small details in this unit to make this so called dream tenant happier.

If you can sell that sucker and buy something free and clear, you'll be ever so much happier.

Also go to every REI meeting and tell people about this PM, REI is a game that uses word of mouth, maybe you'll save some other property owner the hardship of having to go through this same thing with this same PM.

I wasn't asking him to lie, just keep his mouth shut) that he intended to turn it into a frat house.... had a very hard time getting non-crazy insurance quotes, I finally had to have a very frank "look buddy, do you want this freaking house or not?"

But there's no process to enforce/verify short of asking for a copy at the start and verifying word of mouth if they have it in place.

A's dog ran after bs dog and bs dog bit neighbor A as a result of him sticking his hand in her mouth to try and break it up.

People have been trained to be consumers and the more you can buy material wise the happier you will be.  

I reluctantly bought a REO condo 3 1/2 years ago and had it as a rental up until last week when I sold it and I couldn't have been happier to get rid of it!

That got tedious and really convoluted particularly if you have a grace period and you have to ration do you retro calculate back over the grace period as days late or not...it led to unnecessary tenant arguments.I now charge a flat $50, no grace period, and I have a similar fee ($35) for any NSF payments (I specifically note in the agreement that a NSF payment will undoubtedly create a late fee so it is clear it's VERY COSTLY to write me a bad check).I make one caveat with my tenants; if they mail the rent to me, as long as it is postmarked before the 1st day of the month, even if it arrives late, I will not charge them a late fee.I have collected one late fee on five properties since I have implemented that policy, and I'm much happier to have my calculated rent on time for my bills than to make an "extra" $15-50 every so often because my tenants can't get it together.