Not San Antonio, but yes, I've dealt with cleaning up unpermitted work.  

If you manage yorself, you will have to orchestrate check ins, cleaning, etc.Google some of the rental companies and look at the houses they rent out.  

@Elizabeth Colegrove You would charge them for carpet replacement if the carpet is 10 years old and can't be professionally cleaned well enough anymore?  

My wife called the second set and they were very disappointed as they said they had been through over 50 places in that area and none were as clean or put together as mine.

Building = $ 319,800Expenses in 2014: Cleaning $ 911.35Insurance $ 1,316.00Taxes $ 6,226.00Trash Removal $ 125.00Property Maintenance $ 5,127.50Contractor Services $ 1,200.00Exterminators $ 1,255.00Plumber $ 752.00TOTAL $ 16,912.85 (Oil is not included and this property is in New England)NOI - 49,104 - 16,912.85 = $ 32,191.50 (not accounting heating oil)P.S.

We took a good inventory of what was needed and our goal was to make the house, clean, safe, functioning, nice, but not too nice.

Reasons for this were conflicts on what was really covered, additional costs or items not covered (replacing a furnace but supposedly additional $1,000 in work not covered), slow response and slower action, and a disagreement on what the right corrective action should be (an AC unit 25 years old where the warranty contractor was trying to clean and say was fine no other problems).  

I'm with Bill Gulley I agree with your points, too, however this investor will get confused as to which side he's working and a DIL may only make it tougher for a clean end play.

.- separation of books/finances/accounting - seems a lot more clean cut with its own entity

It looks nice and clean.