thanks everyone, they ended up paying for the electric and fixing the roof.. they also left the house a mess and got an extra 600 to clean the furniture out of it (which paid for the dumpster and my time).

In reality, in areas of historical high demand, that demand continues for many reasons (healthy local economy with a broad based job market, natural beauty, good schools, medical care, etc.) with demand comes higher prices.

I doubt that they have money to dispose, unless it is drug money they need to clean.

Marie Poe but what if he kept his cell clean and tidy?

@Brian Gibbons cleaned up some of the verbiage.

The place is a mess and I just didn't have it in me to keep telling them to clean up.

My concern is if you're trying to buy and hold if there's enough cash flow to pay everything and still make a healthy profit.

i have a 10% off for lows and home depot already for my military discount and i get an additional 5% off at home depot for having a contractor account with them.i also already have connections with just about everyone in the business as far as contractors go, i even have some really awesome contractors have that agree to hourly rates along with others that are by the job.I am mainly asking to see what tricks people use besides the normal ones to ensure I'm not missing out on anything and to make sure i am not stuck in a one lane mind set. its always good to ask others what they do and ensure times are not changing around me.i honestly order a lot of my items online and have them shipped to the house and store them in the garage to have my contractors install them when they get there. i do spend a lot of time at the house waiting for delivery but i use that time to ensure all the work is being done to standard.one thing i have been thinking about lately is hiring some guys from a "ready work" company to do all of my clean ups. but i have yet to do this one and am not sure i fully trust random guys who will accept 10$ a hour to do what ever jobs they can pick up that day...i also have access to realtor direct flooring companies, and a discount painting company due to my va hook up. ill tell you what i have the hardest time finding deals on is cabinets and countertops

When you have a tenant turnover you not only have no income (rent) coming in but you generally have to spend money to clean up, paint, etc. 

Clean it up over a 6 month period and then you can do a cash-out refi on a 30 year mortgage.