Agents can fit the bill but ensure that they are investor friendly and can support what you are doing - assuming you will use them to sell at the end (with the associated cost).Be sure you run your numbers (HML costs can add up quickly) since renovation and carrying costs can eat you alive.

I personally don't think those tenants should foot the bill for incompetent contractors or that you followed the advice of one to replace the water heater.Additionally, although I'm not sure how the utility handles customer account cancellations in MN, it sounds as if they were simply trying to stop the service in their names, not be malicious.Regarding the pet situation, it sucks... but you DID allow them to have a pet.You may have to eat crow on this one.

The main floor living room includes fireplace in a fully open brand-new kitchen. featuring eat-in peninsula, new cabinets, quartz countertops, tile backsplash & all new stainless-steel appliances.

That's a decent balance between not having to eat all the turnover costs and being closer to market. 

I'm willing to eat the cost this once and give them a warning since I don't have this well-structured in my current lease, mine only states “Tenant will also be responsible for payment of any municipal fines or other costs imposed on the Landlord due to Tenant’s failure to comply with law or local ordinances…” in the maintenance section covering lawn care and whatnot...

However 20 years from now I’ll still be glad I didn’t jump out of a airplane without a parachute, go swimming in a pool of piranhas, or eat liver flavored ice cream

The habits are as follows: read 10% of a book per day, workout 5 times a week, wake up at 6am each day, look at two deals per day, do not eat out, put $10 a day away into stocks, listen to 20 minutes of a podcast, post on BP Forums 4 times a week, post on social media 4 times per week, and on average do 30 dials/texts per day to wholesale leads.

Then you just have to eat the cost of cleaning and repairs.

I have to eat some crow.

Worst case scenario, the seller would be the one to eat the 3% fee the PM is charging right?