Having now tried the labor approach, she may see the light of the capital approach. 

Tenant is implicated by the HOA and warned verbally 3 times (as is required by the HOA CC&Rs) then fined. 

I know of one successful landlord that provides a price list for any repairs they will have to do, including replacing light bulbs.

If it is just paint, flooring light rehab stuff then no permits are required and it is a good way to learn.

My agent has pretty much warned me all along, but let the decision by in our hands. 

@Mitch Messer that makes a lot of sense...it sheds light on what I hadn't considered being fairly new @ this.

They drug their feet on me for like 5 weeks on a 5 plex I had ready to rent they came back at me with small  stuff like a exterior door was 3/4 above  flush "tripping hazard"   no light on  a small hall way, etc...

Going from a dark, red burgundy to a light beige

:-)   In terms of particular areas that often "light up" as bad areas but are worth examining, I'd probably list Brewerytown, Port Richmond, Kensington, Grays Ferry, Point Breeze, Kingsessing, and NW Philly.  

For instance, motion detectors, window/door magnetic switches, glass break detectors, security lighting, timed interior lighting, interior/exterior cameras, backup power, etc can be combined to the extent of your preference and budget.