Third, just because random "couple who are successful in RE" said to do ABC doesn't mean you have to deviate from your desired plan to do XYZ.

He was a very sweet engineering student who was rarely home, and after I asked him to be sensitive to her - within reason - he made extra effort, which was really going above and beyond.So, one night late, I get a frantic call from this woman who tells me she was sleeping peacefully in bed and randomly, the ceiling caved in on her! 

Will sending a random text message do that? 

I also wouldn't downplay the fun of random calls (or door knocks) from tenants about weird issues at weird times.

The owner of the property I managed's wife would buy random curtains when they went on sale that would fit the closets and we'd just put up a nice new one when we turned over the units.

Some will abuse it, others are really into saving the planet, so it's random. 

They do not get to choose any random day of the month to leave. 30 day notices always go to the last day of the next month.

If you told me you were going to do a random cleaning inspection every month, I'd have a discussion with you about quiet enjoyment.  

So his car was parked on a public street outside of your house and he wants to give you a random quote from a nearby auto shop and just have you pay out of pocket?

I wouldn't call losing 1/3rd of your living space, having strangers making a lot of noise in your home at random hours, having to take off work to supervise those strangers to make sure they don't steal anything, and having an area unsafe for kids when you have kids an inconvenience.If you aren't providing a habitable unit the tenants are not required to pay rent regardless of if you say so in your lease.