I recommend setting a ceiling (if water is over $XXX in any given month, the excess cost will be passed on to the renters) to catch things like high water bills for running toilets that have gone unreported.

On another occasion, same guy, the upstairs tenant had a leak under the toilet where it sits on the floor, had a plumber take a look, said to me "the guy downstairs must have water coming through the ceiling, did he say anything"?

As the owner you will hear every sob story in the book and get the 2am calls for the leaky toilet. 

The other option was for them to stay at home and refrain from putting too much water down the drains (no washing clothes, no showers, no flushing toilets) and we would call for a "Honey Bucket" porta-potty to be delivered to their front yard.

Ok,here in Southern California we enjoy Medium Grey exteriors with Creamy white trim and something bold for the front door like Crimson red or darker blue.Also beige with white trim is common.Interiors should be light and bright with lighter soft grey walls with white kitchen cabinets and grey counter tops.Sandy light beige with dark cabinets for homes with beige exteriors.Bathrooms can be more colorful with light yellows or sage green or even light blue with shower tiles and toilet lid covers to match( think Bed Bath and Beyond).

I know how to paint and fix the guts of a toilet tank now!

It also needed a few updates here and there (toilets replaced, lining under house to prevent mold).

Not so much the courts, once a violation gets that far.Now, things are about to change with Mayor Jackson's new Lead Paint initiative; which also includes more robust inspections of excessive use of extension cords, old hot water tanks, toilet inspections, sink inspections, smoke detector inspections, Flue inspections, self-closers on doors and more.The plan also includes a new mandate forcing all landlords to register all rental properties with a late fee and misdemeanor conviction for failure to register.Up until now, inspectors in the city of Cleveland stayed outside and simply required landlords to maintain the exteriors.

Pan the camera to show best features and worst problems.

I maxed out my cards on my first flip to have enough leverage to make the proper return and it panned out well.