Already lock manufacturers are adapting to the demand of increase electronic locks for homes.  

If you choose to go this route, send the tenant a Demand Letter (post it on her door and/or send by USPS with proof of delivery/certified mail) for the rent and late fee. 

But I also own rentals that are in high demand due to location (U of U and top rated HS in Oregon is right across the street) ...I am careful in the battles I take on, but smoking inside is something I wont tolerate.

At a minimum, it appears to me this would violate such a clause and other clauses for causing damage to a neighbor's unit.Why isn't your attorney suggesting that he send demand letters to both the COA (to force the COA to enforce the covenants) and the upstairs neighbor?

@Sam BurchyettThere is plenty of inventory to hit your goal and if there isn't, thats a good thing because more demand with less supply.

The other side of the equation is making sure you're choosing an area with strong rental demand.

Amount of folks at the open house/showing- This one can be a subtle or very noticeable indicator about the demand for a subject property in particular.

Gonna have to disagree hereRentals (1) destabilize the neighborhood and area - homeownership does the opposite (2) It's not so much creating value right now - it's more a supply demand thing... if they can't afford to buy or can't find a place to buy then they will rent.

Sometimes you don't know, what you don't know and if you demand it done a certain way and wont let the contractor give some advice, you could be shooting yourself in the foot. 

IE do you have upper class properties that are in high demand to a wide range of investors.. or is it a narrow niche that is very hands on high touch that maybe there is a smaller market or ability to exit at a good price if one needed to.