I really am out of my mind that people do that. it's freakin' stupid and horrible and this is what city inspectors seem to miss. 

Everything in my mind points to Boise except that it would have been awesome to invest 5 years ago.

But you want to make sure that they are predictable and consistent, because that's a direct reflection on what you can expect to get from them in the work place.Get everything in writing and communicate expectations clearly People can't read minds.

I will keep that in mind!

While it took until the 15th to get all the rent, it gave her tremendous peace of mind knowing the rent was being paid each month without her involvement, and I felt better knowing I was guaranteed to get the rent without excuses, stress or late fees.

I'd look for nicer pockets in C class areas that you wouldn't mind living and can find good tenants in when you would move out.

But even if you thought you stupid opinion was worth something to me, when you say "the bedspread is nasty" that tells me you are not trying to be helpful, you are just having fun feeling like you are some big shot who gets to say whatever rude thing pops in his mind.

Keep in mind that letting you walk through their living space is a fairly big inconvenience for them. 

If you have a small budget, target a small list of motivated people and send them mail in a regular basis until they ask you to take them off from the list.

@Shawn Ward thank you for the motivation!