That is probably true @James Makers I just have to be more creative at where to look for deals.

Obviously take this with a grain of salt.What I've learned about recessions from those who have survived:- people lose their jobs and struggle to make rent/mortgage payments- people lose their homes due to inability to pay- lending constricts- buyers have a difficulty qualifying for loans or finding lending due to the constrictionSo what should we do....Sit on the sidelines and don't invest :)or....What I'm going to look for is the ability to buy properties that need rehab and the previous owner will sell to me on terms (seller carry, lease purchase, or lease option). 

In house property management is not a money maker.

Here is my list of tiny renovations and their approximate costs:Add automatic ice maker to the freezer ($100)Upgrade all door handles ($350)Upgrade a few light fixtures ($200)Upgrade doorbell ($30)These are not repairs in the strict sense; the freezer, door handles, light fixtures, and doorbell all work.

That seemed to be the difference maker, and he passed after failing 2 times. 

The reason for it was it had gradually started down a slippery slide and our admin was friends with so many that had simply formed a hatred of me and he was just not weeding out the trouble makers.

I don't want 100% hard and fast rules regardless because tenants are trying very hard to make rent as we are trying hard to pay mortgages.

On the other hand, if he refuses to work with you, then chances are that you will turn over the keys on the last day of the lease and he then has to make rent-ready on his own time.  

First off why not list this in the Deal Makers Forum?

On that I belong to has a Google group for deal makers who exchange contractors.