This can be broken down into a lot of different facets including: 1. improper screening of tenants 2. failing to have a written screening process and acceptance criteria 3. accepting late or partial rent 4. failing to IMMEDIATELY evict non-paying tenants 5. accepting excuses from the tenants 6. being an absentee (hands-off) landlord 7. failing to aggressively fight lawsuits etc, etc, etc.

An eviction like this could be done cordially--you know--"sorry, but we really need to upgrade and rehab this unit and can't really do it with tenants in place...you've been a great tenant; here's some money to help you move, etc. etc." 

You are doing them a great service by cutting their rent and making the upgrades that you mentioned.

I think that paint and basic repairs fall under this section BUT If I want to replace some carpet, replace stove and some light fixtures that are broken these do not seem to fall under the "start up" deductions (or am I wrong).

This is normally broken down into a 2 year lockout followd by a step-down PPP.

Tiles can get broken or chipped when replacing the tub with no matching replacements available.

When I put a for rent sign out it was broken into within 2 days.

If you also provide something of value to the remaining tenants that makes living in these units better for them (more favorable rental agreement terms, quick attention to maintenance/repair needs, an upgrade that they have been longing for, a kind and respectful management style, etc.) they will be less likely to view you as a threat to their security and well being.Also, don't think about raising the rent anytime soon.

A growing family prompted me to upgrade to a nearby house, which we did in 2013.

I have listened to several podcasts about the wonders for virginia because of the whole upgrading thing going on in the Panama Canal that will allow east coast deliveries by those huge cargo ships.