The only time I can operate a MF for less is when its a full rehab and I remove cap ex escrows.  

Remove the carpet and assess the damage.

I trimmed those and removed some trees, bushes and weeds.

  :)  Having the splice to the fixture wires right behind the fixture is OK, as long as you can, in the future, remove the fixture and pull it down far enough to disconnect the splice.Final suggestion: When wiring this up, think about the future. 

just out of curiosity, why can't your remove it?  

-price history shows he's been trying to sell it the past 10 years but can't and last listing price was 84,500 and says listing was removed.

The rent amount on their " ledger " which shows all activity on the lease account, they have added extra charges that have nothing to do with my account, but are in connection with other renters in the community...they removed ERRORS that were placed on the account if the ERRORS were in the favor of the renter, ( like credits or referrals etc. ) but if the error charges are in the favor of the landlord, they claim they can't get those off the ledger, which results in an added amount owed to the rent...and they send collection letters threatening legal action.

My first inclination is to remove the porch and awning then paint it tan with white trim.

Incomes:Rental IncomeOther (laundry facilities, garages, storage units, etc)General Expenses: Property TaxesInsuranceUtilitiesMortgage PaymentHOA feesPercentage Expenses:Property ManagementVacancy RateMaintenance (I usually include lawn care and snow removal in this number)Capital Expenses ("CapEx" - this is your savings for big-ticket items such as AC's, utilities, roof, etc)Income Tax (most people forget to tack this expense on at the end!)

Without having my lease in front of me right now...I put a clause in the lease that says something to the effect of if the renter does smoke in the premises they will be charged for the professional cleaners needed in order to remove the odor.