I see the importance of spelling out rules and fees but we try keeping it simple as guests really can get turned off by overly complicated and overly worded rules.

I know the laws aren't exactly the same as DC so it can get complicated. 

Learn the business before you complicate your life and incur costs you may not be able to control.

@Jay Paul Jenkins, @Steve Morris, @Peter Walther, Alabama tax sales law is PHENOMENALLY complicated.

If the addressee dodges the letter, it is more complicated, but a reasonable judge would consider the notice properly served unless the law allows for multiple ways of notifying the tenant and the landlord didn't try the other ways.

All complicated problems need to be evaluated from a number of points of view to triangulate what is best.  

If I had it to do over I wouldn't have done it due to property management costs and complications I've ran into (and lack of appreciation as you've mentioned).

With tricky and complicated regulations in Fannie/Freddie lending with COVID-19.

Right now it's just an idea for me but it seems like it's just a little bit of extra language in a regular lease, maybe it's more complicated than it seems? 

If you take a duplex that will be worth $150k once it is renovated, if you bought it for $100k and put $20,000 into it to fix it up, your cash out at refinancing time would (typically)  be 75% ($112,500)... so you would get back out of it all your initial money, less $8,000 of what you spent renovating it... but this plan requires $120,000 in cash to pull off... so you can see that BRRRRs can be complicated on limited funds.