Before you can get on to the cool stuff, it's important to build a basis in investing knowledge and building a successful business in general.

Here is an example from our rental agreement.STORAGE.Tenant agrees to not store items outside the dwelling unit unless contained in a proper storage unit.Tenant agrees to not pile or lean items against the building siding and fences.Tenant agrees to not store flammable liquids on the premises unless they are in small quantity for personal use only, stored according to manufacturer instructions and properly labeled.Tenant agrees to not store items that are excessively odorous.Tenant agrees to keep doors to storage sheds closed.

Changed the lease to basically say that as the owner I am responsible to ensure operational status of all the facilities and, at the time of your occupancy, electrical, heating, cooling and all plumbing fixtures are operational.If there is any blockage of the plumbing, it is due to your negligence and therefore your responsibility to have it cleared. 

We all know the cash-on-cash and cap rate math depend on NOI so it's easily seen that the property value grows over time by how you manage your GSI.There is one major advantage to holding SFRs;  you can partially liquidate and still retain an income stream. 

I created a "liquid fund" for the late payments.

I also have enough in savings to max out my roth IRA but that would be pretty limiting in terms of liquid capital.  

Unless you have 50 to 100k liquid or more for the unexpected or gov regulations catching up to you...

Does the house have a central cooling system?

Otherwise, the Trustee would have liquidated those assets to pay off the debts.

It would be cool to have someone in right after the tenant moves out, but I guess I could just wait it out.