And I didn’t try hard cause I liked my job. 

If you're looking looking to invest in larger commercial properties (multifamily, offices, industrial, etc) - personally or through a partnership/syndication - then you should be more concerned with the points raised by @Caleb Heimsoth.My article on choosing the right real estate market and avoiding the most common due diligence mistakes should help you get started. 

ARV concerns me the most followed by monthly holding cost if I can't sell within 6 months. 

Can I give them 30 days notice with cause, (the drug charges).

@Joshua D. based on those numbers it looks like it can work. one concern: even with saving 10% for cap ex that will only be $1400 per year, which could get eaten up quickly if you need a new roof, plumbing, electric, etc. 

There are some other cosmetic issues as well but the mold is what I'm most concerned about.

If they are one of the few tenants who does not get confused during this time, this means they have jumped from the Second Month phase into the TESTING PHASE which may cause a few problems, but I will talk about that in a few minutes.To help the Tenants not be confused during the 2ND MONTH PHASE, I always bill my Tenants their rent 10 days before it is due.

I've installed more than a dozen of the similar Cadet 3 with no issues other than some of the flappers developing blisters which caused some running.

I was primarily concerned that my equity wasn't working hard enough for me and there was a black and white answer of which I was on the wrong side. 

Tenant earlier also complained for some other issue (like property has rats) and he is living there for over 5 years and now if rats are there he thinks its landlord issue.I can get it inspected from third party but my concern is if third party says is it ok then will authority agree with him and if third party says it need to get fixed then probably I have to give notice to tenant as I can't get it fixed if he is there.thx/