I'm mostly in cash as well, other than the mortgages I'm holding. 

Hey from Tampa as well.

If you can make 1% today you are doing pretty well, but keep in mind every property should be evaluated on its own merits. 

The best way to install wallpaper is by well gluing it to the wall.

Look at FMR (fair market rent) as well to see how much you would make at a certain bedroom count.

do not forget - can I borrow for the closing costs as well?

There is an exact replica unit down the street higher (marketed well) and another listed for lower (marketed poorly) Both about $65 higher and lower.

This will give the lender the ability to scrub the file without having a hard inquiry on your credit. 

I'm a newer investor as well as lender.

At this point, this tenant sounds like they're all bark with very little bite - I'd just keep documenting everything in writing (as it sounds like you've been doing) and sending everything to them via email as a backup as well, and only involve the lawyers if the need actually arises (e.g. if they file a rent escrow action; if you need to start eviction process for non-/partial payment; if you get them to agree to a mutual lease termination; etc).If you do end up going with the carpet replacement option, I would also recommend going one step further: in addition to replacing the carpet and the padding underneath, also take that opportunity to put down a coat or two of heavy duty Killz on the subfloor before the new carpet gets installed.