Identify properties with minimal monthly dues but will attract good tenants.

@Samir Shahani it is a debt relationship with a promissory note and a deed of trust on the property in second position, not an equity relationship.With doing the model this way, it minimizes my expenses such as cap ex, maintenance and repairs, turn over and vacancy, while I am able to capitalize on above market rent, the option fee, and the sales price bring about 7-10% above current market value without needing to pay realtor fees or concessions at closing.

How you minimize disputes?

Once your first property is tight with good tenants, less deferred maintenance, and fewer possible capital improvements needed after addressing major needs, month to month activity is typically minimal.

The A/C is set low and is always running, and its always dark inside because the lighting was originally designed just to supplement all the light  the original double-glass doors let in.Not all service station minimarts sell equal amounts of convenience food.Invariably, the worst places are located in a food desert and run by independent operators.

Darkness is a great time since it cuts down on nosey neighbors reporting you. 

I've been approached with an off market opportunity that is valued at $1.4 million. The back story is that a son of a deceased investor can't manage the properties, so he is looking to liquidate.My realtor approached...

I would have thought the marketing would take place before the tenants moved out to minimize the time the house is vacant.Are there standard items that are typically done (besides a deep cleaning of the property) during a turnover? 

The stain is the dark area on the countertop and we have tried many cleaners and hired a cleaning company to try and remove it, but no luck.

After refinancing, you get a free property and cash flow minimally.