The longer a resident has resided in a property the more allowance or pro-rations must be given for wear and tear.Notice that normal wear and tear does not include dirt – excessive dirt is considered negligence, carelessness, accident or abuse.Wear and TearDamagesSmall nail holes caused by a mechanical fastener (nail, screw, etc) utilized to hang or secure standard pictures, frames and other items on walls.Larger holes from hanging shelving, large pictures, wall anchors, toggle bolts, flat screen television brackets or any other wall hanging that causes damage larger than small typical fastener.

It doesn't apply to rentals, but if you have a homestead exemption, there is a 10% cap on year over year increase.  

Raising rents is no longer a safe assumption, need to buy this thing at a 10 cap on T12

If you need to park tons of money, or just want safer investments, with consistent returns, but not as much appreciation needed then all those cities named are good places but Azeez hit the nail on the head. 

At that point, at least I already have the asset in hand.You nailed it with that statement.

@Jd MartinI would let the tenant put nail holes in the wall and deal with the patching when they move out.  

This has regional long standing tenants on NNN leases, 10 cap on 8% fixed debt

My client owns about 75 mill in RE there even he said, NO do not buy here now. 1ST the number do not make sense to me, Not even 1% (all my personals are 2% ++ never less then 15% net cap on cash purchases) where is your ROI,?

Is it typical for a CPA to put an hours cap on this type of work?

@Devon ColemanYou hit that nail on the head the first time.