The negative reviews were mostly because they got apps denied or did not get their security deposit returned for damages they felt unfairly charged or overcharged for (knowing that they have strict screening and go after getting paid for damages might actually be a plus to an owner), but also some commented that when they moved in the properties were dirty/in disrepair.

Invariably, a heavy tenant will break something about the toilet (even the sealing between the floor and the toilet, making it a rocking toilet... a toilet rocker) or some kid will flush something that will damage the new one.What do you do if the tenants put chlorine tablets in them?

The seller told me the woman renting it has a grown daughter that has bipolar disorder and damages the house.

In fact, one of the most important parts of rehabbing a property is protecting their very valuable asset from further damage.

@Bob Hucker The one thing I was worrying about with keeping it wood is the water and possible damaging the wood over time. 

Its a lot easier and cheaper to do the repair on your schedule with the house vacant as opposed to waiting until you get a call (always at an inconvenient time) or maybe worse... you don't get a call and the leak or issue goes unaddressed causing collateral damage.  

Of the 4 units, there's had a decent amount of damage, trash on the ground, and was the dirtiest unit by far. 

Does cigarettes cause more damage to the interior of a home than weed does? 

I've put together a quick proforma and I wanted to get some (semi-)professional opinions.Case Study:Cash deal (no financing for purchasing/rehabbing)Asset ~$20,000; Rehab ~$3,000; Closing costs/fees ~$2,000Total out-of-pocket: ~$25,0002-3 Bedrooms, 1-2 Baths; Rent $700-$850Annual Gross Revenue: ~$9,000Property Tax ~$1,500; Property Insurance ~$1,000; Property Management ~$1,000; Vacancy Loss ~$1,000; Replacement Reserves ~$1,000Annual Operating Expenses: ~$5,500Annual Net Profit: ~$3,500Cash on Cash: $3,500/$25,000 = 14.0%Risk Profile:Rental properties in low-income areas carries the risk of vacancy, damages, delinquent payments, and evictions.Risk Mitigation:I see paying a Property Management company as being a great way to help with: sourcing the most reliable tenants, bi-annual interior/exterior inspections, and handling the delinquencies/evictions. 

I'm mostly worried about the damages they may do on the way out.