Example, the water heater leaks, create damage, mold, remediation, etc.. what they will tell you, you should replace or performed preventive maintenance on the unit, no proof of it.

@Eric Michaels - this is absolutely a great approach to turning around under performing rental units.

I have a spreadsheet with amortization schedules on all the notes, along with the properties' performance each month, so I can play different scenarios and see the effect of using the cash flow, along with my additional personal input.

There is no tax on the income from rents, so there is no need for deductions against that income.Many folks say, as @John Thedford does, that it therefore makes no sense to invest retirement money in real estate because you give up all the write offs.While that is true, is is providing the correct answer to the wrong question, in our opinion.One should not compare the performance of a particular asset class in an IRA with the same asset class outside an IRA.  

Put in penalties into the contract with performance failure

Also, their plans and restrictions change all the time so I wouldn't recommend relying on older posts on biggerpockets or elsewhere.The other option is to use a US commercial lender for commercial properties, where lending is based more on the performance of the property than on the individual. 

Are you saying you performed some analysis on several sales in the area and determined that a high percentage of the owners are experiencing negative cash flow on their units?

Can you still perform a quit claim deed?

Performing and non- performing.

You need a license to perform those services to another person to ensure you are working within state and local laws.