Need to replace some dry wall / flooring in the bathroom, re-caulk the tub and install a glass door (to help prevent water damage), new toilet / vanity, and replace all the door knobs.

During the process after preparing the paper work for the Attorney State general as advise by counsel, the owner receives a form stating she lost her tax exemption because of not filling taxes and maintaing the proper paper work.

Generally, though, I tended to favor tenants who contacted me before the 15th of the month (our deadline for late rent to be due before filing eviction papers,) since that showed initiative/interest in fixing the problem.

But I think I might actually just open up one separate checking account for every property, to make things simpler, on paper. 

If you have a dishwasher ask your tenant to run a cycle at least once a month and perhaps flush the toilets or whatever needs to be done to keep the system functional. 

I own a property in Los Angeles which has had plumbing issue with water flowing back from the toilets and this issue has been going on occasionally since last year.

I still keep all the paper documentation I just find it much more efficient to have all of my paperwork in electronic format.

I would not count on a lot of upward movement from here on out though I think many markets are at the top.. demand is still there no doubt but we are seeing push back on raising prices anymore.I also bought 11 New constructions in the mid 2000's for go zone bene's  and I had them put in scored concrete floors and they were brick homes.. other than hail damage these have been worry free .. the Go zone tax bene's sunseted on the recapture so I am selling them all.. they never went up and I am breaking even.. which is pretty good since I bought at almost the peak in 2006 ish.I read you other post.. your issues as is all issues with rentals is in PM it looks like and maybe you did not pick the more expensive less headache properties its common for many to pick the one's that look best on paper but then you soon realize they only do because they are not in the greatest areas.As for your Dallas stuff  TAX's and foundation issues just eat your lunch in Texas..

Will you receive a phone call in the middle of the night for leaky toilet? 

Or institutional paper your friend bought and now wants out of?