Consider risks, rewards, and incentives clearly for both of you entering the deal. what can ensure 100% your not screw you up this time. you have too much to loose. good luck finding a better partner.

That's just great.You got knocked off your blocks but you got back in and got rewards.

There are potentially higher rewards, but as you would expect the risk increases as well.

This is not some sort of reward designed to keep people paying on time, just something that would be given to current tenants with their lease renewal package and show benefits of signing an extension. 

@Deanna McCormick  the reason you would is because  its the right thing to do.. look at it from the realtors point of view they spend hours and hours working with a client their only reward is the close of escrow.. there is a thing called loyalty..

You could add LED lighting installed hidden away under the cabinets, this provides a great look, extra light for working in the kitchen and adds value at a low cost.If you're looking for new flooring, possibly look into buying bamboo floors as they're popular currently and thus are often over stocked and can be bought from a company like lumber liquidator for around 1/ per sqft.This sink fixture is often the only thing needed for the sink to look new, getting one with a hands free feature would be an added cost item.Another low cost-high reward option would be replacing the counter top and repaint the counters and cabinets. 

Good tenants should be rewarded and I'm not in dire need of a few extra dollars.

Do you reward your Residents at their lease anniversary, if so how?

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Sorry to be a wet blanket, but if there are drug dealers there, it's a good bet that they're gang affiliates.That's a conflict that's most likely not worth having - especially considering the risk to reward ratio.No deal is worth getting killed over.