A few weeks ago, however, I started a yellow letter campaign with hand written (color copied), hand delivered, letters. 

There might be  a creative and ethical way to approach the situation, perhaps there might be e value add that you could do for the property and let your tenant help with the choice of what they would like i.e. a new fridge or new paint (let them pick colors) and let them know that you will be increasing the rent. it might backfire if they tell you they would rather not change anything but if they do then you can raise rents cover the cost of a minor renovation in a couple months and proceed forward from that point with a higher rent and happy tenants and you will have the added benefit if you do something that with increase your property value like new flooring for a small room.

Gross:The top of a refrigerator was covered in dead German roaches, to the point you could barely make out the color.  

Purchase a cheap moisture meter and see what the moisture content is on the dis-colored areas and compare to the non dis-colored areas.I have had this problem before when the tenant did not run the AC (trying to save on electric bill) and when buying a house that had beed closed up for a long period of time.Do not use bleach.  

And even if you can do a loan like that you will be paying PMI and a higher payment which will further increase the negative cash flow on the property.If you can sell the property subject too the existing mortgage at or above the $145K mark with a sizable down payment, then I'd explore that option.  

They can be a great alternative to traditional central Air in certain situations, and cheaper to operate, too. The

Yeah I was kind of thinking that too. The

Cashflows pretty decent too.  The

I'd like to be aware of how fear and greed color my decisions with the aim of basing decision more on fact and analysis.

These are things like paint color schemes, keeping each property in good repair, pet restrictions, holiday decorations, rental caps and all that small minutae that goes into how you can use your property and what you have to abide by.Rules and Regulations generally DO NOT require homeowner quorum/votes to change.