Bare minimum, start with filing a BBB complaint.  

I always challenge that strategy with 2 points: 1) That is what everyone is looking for, so that is where you will find the most competition, and that is why you can buy "fixer uppers" for barely any discount off of retail. 2) From a renovation standpoint, I find those deals MORE risky than a full gut and redo.

She tells me she lost her job, they turned off her cable, maybe turning off electric soon, her boyfriends truck broke down so he had to drive her van to work, she pays 1000.00 a month in child support for a kid I had no idea she had, they can barely buy food, shes cashing in her IRA so 'Mays' rent should be on time.

When you get maintenance requests, come at them from the angle of "is this something that I'd do in my own home," rather than "what is the bare minimum the law requires." 

they have different rental laws, inspections, restrictions from what I'm told.As you mentioned, difficult times right now in general, I'm barely seeing any movement in the market.Are you investing in the Bridgewater area? 

I definitely DONT recommend you put two beds into a room if it means just barely fitting it in there.

Great way to analyze if it makes sense to rent/buy.I love the idea of house hacking - it makes so much sense, and am trying to find ways to make it work, but in my local market (DFW area) it is extremely difficult to find affordable small MFRs to perform this; unless you buy in C or D areas.Like a subpar duplex that needs at least 25-35k rehabs in B neighborhoods are selling for $400k+ and barely cashflows, if at all.

Nothing like showing 8 properties in a day to an “investor” to only find out later they can barely get a loan for 25% of the list prices you were showing all day.

I absolutely agree checking the property regularly is a good idea, I had a tip that if you change the AC filters for the tenant then it’s a good excuse to get in the house and see the condition.Yes there was no move in check list there was barely a lease agreement.

Looking at their website, Zillycon.com, though it looks nice its pretty much bare bone information.