very hard to do on long island period without having a second apartment because the taxes are so high here.

What you're sharing illustrates the need for a proven, consistent, reliable system that ensures prospective applicants follow the same process and rules across the board, shields you from claims of housing discrimination, and keeps you sane by pre-screening unqualified window shoppers from the qualified, respectful, long term tenants you ultimately are seeking yourself. 

@Stephanie Walkes Here is a quick breakdown of the prices on a home like this: 1) Remove and replace kitchen (Gut kitchen, install granite countertops with Island, SS appliances (microwave, refrigerator, stove, dishwasher and garbage disposal) remove wall to dining room.- $8,000.00 2) Remove and replace Bathroom (new tub or shower, new vanities and toilet, ceramic tile, paint, bath accessories). - $4,000.00 3) Frame and finish basement - $6,000.00 (with full second bath included will run about $10,000.)4) Painting a property of this size including the finished basement - $2,500.005) Remove and replace all doors (about 10 in this property) with 6 panel hollow doors - $15,000.006) Install HVAC to include Furnace, condenser and ductwork - $7,500 (If the ductwork is already in place we can have a 2.5 ton furnace and condenser installed for $4,000.00(ductwork is the most consuming and labor intensive part of installing a HVAC system)7) Install carpet on second floor(This includes all three bedrooms, hallway and stairs) and basement $2,300.008) Refinish hardwood floor and new color of the stain of for the living room and dining room - $ 900.009) Replace windows with all new energy efficient vinyl windows - $3,000.00I think that's all of the big stuff.

@Jd Martin Hi, I take Section 8 all day, but also accept the need to do heavy, consistent screening of all applicants. 

Steady and consistent action

I mean you cannot even find consistency between different counties in a state.

Better yet, he has consistently applied that same 15% to every product I've bought since.

I don't know the amount of liquid cash you have but lets say its $100k, your rental portfolio consists of 5 SFR with a mortgage of $80k each and your primary note is for $150k.

I own a home in WA (Whidbey Island) that I am currently renting out, but I am about to put on the market for sale because the market has skyrocketed in the area.  

Ultimately take action and be consistent!