I buy stuff that needs full rehabs at deep discounts, and do full rehabs, New furnace, water heater, electrical panel if needed, flooring, kitchens, roof, windows, ect as needed and force the value up, so I tend to buy between $20-50K so $10-30K rehab and get an ARV between $80-120K with rents at unusually .8-1% of ARV or 2%+of my all in cost, this spring boards you forward, doing BRRR without needing more cash, because you can get all your money back out, I try to keep my equity high and debt low with the prospect of economic changes over the terms of a loan, lots can happen in 15+ years. let me know if i can help, I have 24 locations, 27 doors Im in West Bend and have stuff all over WI. 

After the tenants left, the property was left in pretty bad shape and then there were some major issues with property management not securing the property correctly and all of my window A/C units were stolen.

So, that one month security does not help much, considering possible damage to the house by irresponsible people who know they can't get their deposit back.I have been good to them, reducing rent every time they asked me to do things I couldn't do or would rather not deal with over long distance, such as the windows are not totally tight, my pet fee is too high even though they had agreed to that in the lease.

I am looking into quotes for a large custom made window.

yes, age, depth, width, height is the old crazy credit adage lolSTOP applying for credit, DONT change up your credit card to a new credit card, inquiries and new locs can ding your credit, its temporary but still hurts, manage your cards and pay them OFF each month, never be late. watch your DTI and keep buying houses but when you do make sure you are getting approved by several lenders at the same time within a 2 week window so it only shows up as 1 

You can always speak with a lender or experienced broker prior to jumping out of the window just to see what you would qualify for 

@Holden DavenportDavid is right about the inspections...if the tenant breaks something like a window it’s on you to replace it.

When I'm doing a verbal pre-qual and have no paperwork, sometimes I'll use the 75% thing just so we have a number, but that goes out the window once we have paperwork in.Vacancy factor applies when the property was purchased so recently it is not yet on tax returns.

It certainly  always is advisable to exercise basic safety precautions, such as keep windows locked up at night  and when you leave the house, getting dead-bolts installed and using them, etc.  

You can't get in unless you break in a window!