Know the law, document everything, and make sure everyone on the team knows how the law applies to their functions and acts accordingly.

But a friend of mine that's in law enforcement said that they had regular calls at the complex right beside it.  

No repairman or superman can change the laws of nature. 

Would that not be a violation of the HI laws for real estate agency? 

I was just researching WA for debt collector license requirements and found the article linked below, summary sez:" Who Is a Debt Collector Under Washington Law?

@Jon-Michael Veronesi Check your state law to make sure billing that back is legal.

Not sure if they can be rehabbed, although my father in law manages two huge properties and says I would be surprised what they can do with these things....  

The law typically requires the Landlord to make a "good faith effort" to rent the property to someone else.

What else can I do to protect myself in case somebody want to play smart with the law?

What do you do to ensure that the tenant is responsible for security deposit disputes since that is the largest reason for owner lawsuitsHow familiar are you with the newly changed laws that can affect you the owner if they are not used correctly?.