I guess for me the dividing line is does it damage the function or cause a safety hazard if I leave it on the tenant.  

Philadelphia has implemented various forms legislation over the years between abatements, land banks and density bonuses geared towards promoting development in areas that suffered from disinvestment and housing affordability challenges with some legislation having been more effective than others. 

If you have zero vacancies, zero tenant damage, make sure utilities (especially heat) stay on every winter even if the tenant doesn’t pay.  

I will take on all the risk whilst always making sure the property is in a selling condition at all times and professionally cleaned and maintained, and if there's any damages my insurance would cover it.

Luxury vinyl plank (LVP) is a cost-effective choice for flooring, offering durability and a high-end look.

My dad's mixed use property was grandfathered as it was built in 1890, before zoning laws went into effect here in the 1920's.

I would have went right after her with an attorney and sued for defamation. 10 million dollars in damages...

Seems suspicious but I could see nothing damaged.  

And asking an agent to run comps on 50 properties a day isn't effective.

You will have to do something unique to make it effective & useful to you... because it's always no pain, no gain!