Track patterns, not one-offs .Maintenance triageLife-safety and habitability = immediate.Nuisance items batched into one visit to save trip fees; set boundaries for light bulbs, loose handles, squeaky doors .HVAC filters and tune-ups on cadence with photo proof; replace only when failure or at turn unless risk dictates .Turn standardScope template: paint touch-up, flooring repair, caulk, deep clean, locks rekey, curb appeal.Do big upgrades at vacancy, not with tenants in place, unless safety or leakage forces it .PM accountabilityExpectations doc: response times, approval limits, photo receipts, monthly owner update.Calendar check-ins: delinquency on the 6th, vacancy every Friday, turns twice weekly until listed .Biggest time sinks and how to cut themBack-and-forth on minor work orders: batch and set thresholds; teach PM what’s urgent vs optional .Chasing updates: standardize touchpoints and require proof-in-photos for work done .Overpricing vacancies: use ranges, listen to PM’s on-the-ground read, and choose speed over squeezing the last bit on your first units .Quick wins when inquiries slowPhoto order: lead with the best exterior at golden hour, then kitchen, bath, best room.Price bracket tweak: drop to just under a common search filter and add a move-in credit line in the first sentence.First 5 photos tell the whole story: light, clean, and your three sell points up front.Your next movePick one property.

For Florida, I would avoid linen or loose weaves that trap humidity and stains.

So if the issue would cause the tenant's thermostat to go out of those bounds, or if there are warming/cooling shelters open locally and the tenants are without heat/aircon, I would definitely treat those as an emergency. 

Presumably this would be a scenario where they'd have other financing lined up already but not finalized, and they don't want to loose the deal waiting for the final lending approval  to come through.  

Gutting it would put me at an 1100 sq foot 3/1 house and I'd loose my equity bringing me down to breakeven. 

Additionally, lenders are VERY loose and we can qualify 95/100 applicants for a mortgage one way or another. 

Quote from @Jaron Walling: @James Hamling I recently watched a video loosely describing what you talked about.

Once tenants decide they are ready to leave, you can loose some leverage.

You are bound by the current lease until expiry but you can ask them to sign a new one.

Even if you loose a little money, you got a a lot of an education for that money!