and you know clients are going to hate that. though I can explain the situation they themselves got put in

Examples would be a 3 bedroom with only a stand up shower, a sink in the pantry, a 3 bedroom, 1 bathroom with the bathroom between the two bedroom and no secondary access, washer/dryer in the kitchen, etc.Laundry - ability to put in hookups in the basement if not possible in the unit itself.  

A part of me wants to talk to her, maybe shoot over an email to put in a place a process for emergencies and what exactly constitutes as an emergency.

OHH for PETE'S SAKE.. an other one just came in.. dude please forgive me  I am so sorry.. hold on:OK sorry about that, I promise you even if it happens again I won't get distracted..

Like I aways tell everyone, "You will get out of this what you put in."  

It escapes me why anyone would not just put in the few hours and do your own research....Except for those quickie analyses I guess.

Splits can be done in accordance with work being put in and capital invested.

You then put in an offer and get a home inspection just like you were buying a home to live in there in CA.. you make sure its a servicle home and off you go.. those who buy and rehab houses on the West coast and most other high priced markets ONLY sell on MLS to 95% of the time owner occs.. 

In order to get my offer accepted I had to put in the contract that I will take over the tenants and it wasn't the seller's responsibility to get them out because I found out that the seller was the widow of the guy that actually handled the property for 50 years so she knew nothing about being a landlord and she just wanted to get out and move to Florida.Perfect, now I know what the seller wants and how to give it to her, but what about the tenants?

@Joe Shepherd I also have put in a lot of work to the house and have made a lot of upgrades.