Thanks everyone for your quick responses. 

Hi Chad, Thanks for your response!

Thanks for any responses!

You can write into the lease that the tenant is responsible for utilities, lawn care and small repairs.

I probably shouldn't engage but this really wasn't the type of response I expected from this group.

And I look forward to @Mike Nuss providing a presentation on this subject for Oregon.Regarding the original question by @Steve Dunford, I've sent many mailers and consistently get a 1-2% response. 

Most websites say carpets have a 7-10 year life span and others say landlord is responsible for replacing carpet every 5 years, which that does not make any sense to me.

I currently have two cash flowing properties in Charlotte and I am currently looking for a third property.Like many of you my goal is financial freedom but it has been a slow process since I still work full time.I am looking to do a refi on one property so that I can purchase the third property.

I currently have two cash flowing properties in Charlotte and I am currently looking for a third property.Like many of you my goal is financial freedom but it has been a slow process since I still work full time.I am looking to do a refi on one property so that I can purchase the third property.

Perhaps your market is really slow.