I might try the 1st year without property management just to understand the nature of the work so I can properly manage my property managers in the future.Property: built in 20001836 sq ft., 2 floor, 3br/2.5baupdated/modern interior paint and white cabinets, likely tied for best appearance in my modest neighborhooddark espresso engineered wood floors, glued down - (bad for a rental?)

Now I believe is the right time to join the industry and start applying the knowledge I have learned about the industry and also to learn much much more.

All but one owner was satisfied with their repairs, in which the nature of this particular problem...tuck pointing.... was exactly similar and damage comparable. 

Also she was never convicted of a crime #1 how long ago was it #2 and if you do not care how long it sits vacant then deny the application and hope a better qualified tenant applies soon.

Consult a local attorney for a more thorough analysis of your case for a narrow view of any local exceptions that apply in your particular case.

I am not going to try to restore the hardwood floors so I dont care if they get ruined if I apply a odor removing chemical. 

If the tenant doesn't pay the bill by the time they send me their rent, I will deduct the repair from the rent, when they do send it to me, as I have stated in my Lease Agreement that any money received in my office will be applied to any outstanding bills first.  

It's natural for people to forget the exact conversation so make sure it is documented. 

@Ralph Hunter - I'm sure @Steven Hamilton II will circle back around and answer, but I thought I'd put my .02 in for not holding real estate in an S-Corp.Following is an excerpt from a post I wrote a couple of months ago on a similar topic:First of all, in a C-Corp, all income is taxed at the same rate regardless of the nature of the income.

@Matthew KreitzerAre you positive that the OPs jurisdiction applies "quantum meruit"?