And it tears and scrapes when heavy items are dragged across (that's the biggest problem I've seen).

Including a budget item of a few thousand specifically for surprises helps.

Commercial is not stuff so you can lock them out and than keep all of the items in the store for payment and breakage of lease.I bet if you change the locks and enforce the lease to the fullest extent of the law you might see a huge change in their attidudes

I liked seeing which items you were able to repurpose. 

This is a non negotiable check list item for you.We both know that every tenant signs a lease in order to get the keys to an apartment. 

Cost of certain items are relatively fixed.

They line itemed everything so I'm going to call back and remove some of the items I don't really need painted.

Very helpful.It has been instrumental in coming back from a rough foreclosure that trashed my credit.I bank with wellsfargo and I think it's like 12 bucks a month I get an email everytime a positive or negative item is listed on my credit I also get access to my score monthly.

After accounting for these items, I evaluate whether that provides sufficient coverage for P&I and some form of cash flow (even if modest), which I would use to further enhance reserves or make additional principal payments, etc.  

Try something completly different review what you have been doing and some items may jump out at you.