@Nathan Hillier thanks for your advise, and I'm buying in Oklahoma, but when I start looking the prices were fine but now that I'm ready to start, the prices are higher on the ones are pretty much ready to go, they just need cosmetic work.But cause is my first deal is kind of difficult to take a decision and find the best way to make it, but thanks for your help guys and with all the advises I will make it happenTks

You getting $25k back after closing is going to cause some 1031 issues I believe.  

So my experience was that I had less than a 1% chance of getting a tenant I liked, and maybe a 4% chance of getting one that was not a major problem, and a 95% chance of a tenant who would cause all kinds of problems and drive me completely crazy.For me getting a phone call in the middle of the night with someone screaming about their toilet not working is just not something I can live with, but if that type of thing does not bother you, and you can go on day after day and not let it get to you.

Just make sure it’s not damaging your property in a bad way.

The fire dept put the fire out to minimize damage by the fire.

It was also a surprise because this was a "as-is" property and when we got in we saw there was extensive flooding damage in the basement.  

Only Tier 3 requires annual inspections because it "requires excessive city services, poorly maintained or managed, may be at a higher risk for fire damage". 

You can let them know that your goal is to get it rented ASAP and that will get them off the hook for added rent when it vacant....so their cooperation would be greatly beneficial to both sidesIf its a good tenant and they are leaving for a reasonable cause, I try not to be too harsh.....make arrangements to get it ready to go ASAP and move on...

He simply stated that these were pass through expenses or damages incurred by us.

She has been a decent tenant, and I'm not expecting any damage or cleaining fee.