His friend does not help with lawncare, has had an unauthorized pet on the premises, and has painted a room (causing damage to the floors and trim) which also violated the lease agreement.

I did file a claim with my INS which provides coverage because the tree fell and damaged my fence.

The high maintenance costs from last year were due to unexpected damage.  

But courts have ruled the landlord is obligated to mitigate lease ending damages. 

If it's an old leak that is not ongoing then visually you might see old damage but it will be dry.

That's roughly 105 hours.4) What has been your view on damage to brand credibility?

Granite does help with avoiding damage, and you can get cheap granite these days.

The issue is tenant damage.

I'm well aware that most wholesalers tend to "dress up" their ARV numbers and "dress down" their rehab costs.  

Now our clients have difficulty getting new tenants, major damage if they are vacant and all the other things that happen when an area is slowly de-gentrifying.If you buy into a marginal area now, as an out of state investor, you are signing up to possibly declining values and more and more problems if the area continues to decline.I was told when I started investing in Memphis that as the population grows the higher demographic keeps moving East leaving the poor folks behind.