Now that you mention this strategy it makes sense and I have noticed other investors take this approach.

When a tenant doesn’t pay you hit them fast with a late fee , if they still don’t then it’s the quit or pay notice then if they still don’t it’s eviction notice and filing .

I noticed it's "Zestimate" is $2700/mo. but we've been getting $3345 for the past 6 years. 

Not sure what good pictuers will do.Lets say you get excellent pictures, you then have to identify who they are and serve them with notices.

As my tax returns have grown more complex getting conventional financing has become increasingly exhaustive with my last fannie mae conforming refinance taking 5 months.I have around 575 liquid in deposit account in addition to all the equity in my portfolio.

I would probably send a notice that he is in violation of the lease and in the event that you have a user come in that disputes their right to those uses they will have to immediately cease.

what are the consistencies you are noticing with your selections?

There are conventional (Fannie Mae) lenders that will lend under $40K.

I have noticed that its always a better business proposition to hire a bigger PM company.

Assuming your state codes allow you can simply give notice to non renew any tennat that does not comply.Raise there rents, replacethem, do as you please.All completely dependant on your state codes that you must learn asap.