If you have good income/cash flow and the pain is manageable then maybe you consider another property since your objective is long term hold.The negative cash flow/value property should recover in time as Chandler is such a good area.

Landlords only need to be concerned about keeping rents competitive  if the property will at some point in time be sold to a investor.

You can be the "nice guy" but they need to drop the hammer in times like this.

(not trying to be a jerk, just pointing out what should be obvious)Thanks Michael,  yeah I approved just some painting same day but I think my problem lies in they aren't even diagnosing the potential work until tenant leaves leaving a gap in time. 

I had family living across the street so they let me know when my dependable cleaner turned absentee, and I ran over there dressed for the office and got that place cleaned just in time.

That's the end material equivalent that will in time manifest itself.

In metro Detroit, the numbers look great on paper - that's it :)  Why - because paper shows a moment in time snap shot, which is Pro Forma; it does not take into account longevity and stability.  

You are not going to get a borrower's payment history or unpaid principle balance at any snapshot in time so, you aren't going to get the actual true balance.

I would probably tell them that new paint, refinished counter tops, backsplash, blah, blah, blah is not a safety issue, and it would be difficult to make those upgrades at this point in time.

My hope is that value will be added, either in time or higher price, for the cost of commission.