Anything that you cannot prove was caused by tenant, let it go. if they take you to court you will most likely lose. any rehab costs should have been considered in your acquisition price.

My concerns right now are heightened because I’ve heard from other investors that share the same property manager that they’ve experienced longer than expected vacancies as well.I’m half way into a value add opportunity and the vacancies are killing my timelines.

Just thought I'd mention this because I see a lot of frustration with rental investors using hard money because rental investors look at cashflow whereas hard money looks at ARV; the differing goals/objectives can cause some misunderstandings.The other thing is to make sure you ask about prepayment penalties. 

I think a lot of my concerns are dealing with issues outside of the contract and handling the negotiation part.  

However, even without payment, there would still be a concern that you are receiving indirect compensation because you are performing services that would otherwise have to be paid for.

Not a huge concern out here, but depending on the cost you could go with a few ring doorbells and a combo lock if it were cheaper.

Here are the laws in regards to this stuff.4735.01 [Effective Until 3/20/2019] Real estate broker definitions.As used in this chapter:(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following:(1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate;(2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate;(3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate;(4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;(5) Operates, manages, or rents, or offers or attempts to operate, manage, or rent, other than as custodian, caretaker, or janitor, any building or portions of buildings to the public as tenants;(6) Advertises or holds self out as engaged in the business of selling, exchanging, purchasing, renting, or leasing real estate;(7) Directs or assists in the procuring of prospects or the negotiation of any transaction, other than mortgage financing, which does or is calculated to result in the sale, exchange, leasing, or renting of any real estate;(8) Is engaged in the business of charging an advance fee or contracting for collection of a fee in connection with any contract whereby the broker undertakes primarily to promote the sale, exchange, purchase, rental, or leasing of real estate through its listing in a publication issued primarily for such purpose, or for referral of information concerning such real estate to brokers, or both, except that this division does not apply to a publisher of listings or compilations of sales of real estate by their owners;(9) Collects rental information for purposes of referring prospective tenants to rental units or locations of such units and charges the prospective tenants a fee.

Two of the common areas of concern for HELOCs I see out there is the 10 year maturity date and the adjustable rate.

I know 3 X times monthly income is needed to rent a place , between my pension and 457 b withdrawals , I will meet income requirements, credit scores are good for both, credit card is high but I am managing it with no problem, tenant record is excellent (never late on rent payment on my life), after this brief summary, these are my questions/concerns:-How landlord/rental property feel about this situation when there is no W-2 income to present?

The deferred maintenance and comparative fewer amenities also cause concern.