It's surprising on how much of a difference just a few items can make compared to a completely vacant house.

I also suggest you have an inspector come out and give you a punch list of the inspection items, most importantly, electrical systems, plumbing systems, roof, and HVAC.The kitchen and baths are a full gut, the obvious new flooring and paint in and out, landscaping, new electrical and plumbing fixtures, and then you have some major dry wrought (likely some termite issues too) and stucco repairs.

I notice applicants come with an Equifax credit score, salary, and some other pre-screen items that will not be a substitute for my phone screen + in-person walk through, but seem like an added check and balance.I'm curious if anyone has used their Pay with Lovely service to turn rent into a credit card payment system.

Water supply hoses on toilets are considered a "wear and tear item" and should be replaced every five years.

Late rent, skips, and other effective vacancy items like "free rent" for a certain time period are indicative of lower class properties where the proper adjustments need to be made to calibrate the NOI properly.

You can also offer to clean carpet or some other maintenance or replacement items.  

I had to inform him that there is no way I'm spending money on "fixing" those types of items and I do not want nor expect him to touch them either.

And two, our rehab standards have increased, we replace everything that has not at least 10 years of life expecatation left (better 20).The easiest way to make it "work" is to NOT replace items like roof, windows, siding, driveway, plumbing, electrical, old trees etc - what I just listed is about 50k worth.

Not saying items easy to get those deals now but just that the area is appreciating as Im sure it is in most of Nova. 

Similar rules exist for appliances,  carpets, fences, and various other items.