@Marci Stein - I'm a BIG fan of the ONE thing and had a chuckle at your response...as I read your reply I was looking at the big question mark on the back of the book staring me in the face on my desk.  

I am not sure about the drug dealer legality but I think you may face a legal challenge if you try to evict someone who is using tobacco in their home.

The calculator puts those expenses right in front of your face.  

@Ian McDonald  I live in Seattle and know the struggle you are facing very well.

Obviously, other than not knowing what interest rates or property values will do in the next 7 years, the property will barely cash flow until updates are made and rents increased.

The personal, intense, (3 10 hr. days) in your face seminar is more about searching yourself to see if YOU really have the dedication and determination to do this type work.  

That is barely worth the hassle.

Until now, I always advised my clients and tenants that the last month of rent has to be paid in full and the deposit, which we hold in a separate, interest baring account, will be returned to the tenant with interest or have a portion applied towards damages created by the tenants with a full, detailed explanation and copy of a contractor invoice.As you can see, if an owner deviates even a bit from this law, or if the owner used the deposit and did not keep it in a separate checking account, then the tenant can get the equivalent of two months of security deposit and attorney fees.This article was written by an attorney that specializes in representing tenants.

I've found face to face are the best settings for the interaction to see personally their reaction.  

Open houses are a good way to get your face out there but it has to be the right house.