If the HVAC is running out of life now, now is the time to look into replacing it.If you're proactive about problem items in the beginning, you won't feel blindsided and overwhelmed by things breaking down "out of the blue" every few months.Good luck.

But, apparently they couldn't make enough money as a classy wine bar in a blue collar town, so they added rock and roll bands at night. 

I grew up in the East Bay Area, grandparents in Oakland, we lived in San Leandro, cousins in Concord - blue collar people.  

Once in a blue moon he'd have me call and hire someone to come out to fix it asap - usually if he'd committed to going to some show with his wife lol.  

Scroll down to the blue section, almost to the end of it:http://www.dca.ca.gov/publications/landlordbook/se...It has other good info on normal wear and tear and the normal life span of carpets, etc., and what you can charge tenants for, etc.Also note that you were supposed to do an initial (pre-move-out) inspection, if the property is in CA.  

North Katy will typically have more renters and more blue collar workers.

Others seem to think that it is a safe investment, akin to a blue chip, and is acceptable to keep, provided I do not expect to maximize returns.

Do this now and do it correctly, or they will have to right to get all of their deposit back, even if they leave the place trashed.See the blue section:http://www.dca.ca.gov/publications/landlordbook/se...Buy this book:http://www.nolo.com/products/the-california-landlo...Enjoy your new home!

If I got a letter from an attorney representing a tenant out of the blue I would be really upset.  

I used Fusion grout on the kitchen backsplash for stain resistance and still, there is blue imbedded in areas of grout behind the sink.