Should I add in monthly pest control and if so, is that based on per sq foot of living space?

When we left last year in Oct we gave her permission to enter the apartment to control heat and replace the heater box in the bathroom.

What you would have is actually free money...if you know how to control the costs. 

What if they suddenly get rent control like Saint Paul Mn where you can only raise rents 3% per year?

. :-)If you think you have to do it, at least maintain control over the end product so you get a look befitting the place.

There are many factors outside of your control that could affect it.

In any area with any type of rent control make sure the current tenant is paying close to market rent or you might not be able to raise rent enough to ever catch-up.

All fantastic points Will!

At that point you control the costs, style, layout.

If staying alive is more important than earning a few bucks, I recommend you sell the investment property and purchase a single-family home or a duplex with totally separate spaces so you can control your environment.