The other option that you can use for (Flooring, Lights, Appliances etc.) is charge on a HD or Lowes Card if you have one.

Their are two kinds of metal pipes,,,those that leak,,,and those that are gonna leak (and plug up).I have seen drain rotor rooter people charge more to rooter a drain than it would have cost to cut it off and put a new plastic one on that wont plug up.but under slabs its 90% labor 10 % materials,,,and never never tunnel under one to fix anything,,,thats way past crazy. 

My lease allows me to charge them for it, but man, I guess people who have no skin in the game are just careless.

Never let tenant damage things without charging them.  

Water,Sewer, Garbage are charged to the tenant in the lot rent price.

Could have 'Barney Fife' in charge of that $300/mo HOA.  

Just got a letter from HOA wanting $250.00 for ONLY non resident owners.  They also want  a copy of lease with a rider of HOA rules and contact info for all occupants, from every investor.   Fines are 500/week for not...

They provide the service pretty much as what you described: find list of properties to be foreclosed, drive the properties and take photos, run preliminary title search to identify other liens, crunch numbers and go over the properties with investors prior to auction.They don't charge anything upfront until you win the bid on the auction.

If they had only 10% economic vacancy while charging that rent and NOI came out at $1,078K it only leaves  $1.1-1.2M for expenses or ~$3000/unit.

You file for eviction as soon as it's legally allowed, which is probably as soon as it's late.Also, you need to ensure that there isn't a maximum late fee you can charge.