I imagine you are still feeling the effects of Helene.

Your 954 is gone on the grass and snow removal alone. 1% rule means nothing, numbers either work or they don’t .  

Things like landscaping/snow removal and labor cost for repairs are going to be highly variable based on your market so you'd need to do your own research on the going rate by either talking to other local investors, running your own google search, or exploring basic services on thumbtack/angies list etc. 

If so, then find out what you have to do to have him removed as domestic violence allows the tenant to move without 30 days' notice (to ensure her safety). 

The way I read that clause, if you and the landlord cannot agree on what rooms to paint and the painting is not complete within 3 months then that clause does not take effect.

Quote from @Scott Tennell: What creative financing strategies have you found to be the most effective in today's real estate market, especially in terms of working with sellers or investors in challenging conditions?

And this seems to be effective. 

When we removed some of the wall we found that there was damage to the wood.

I let them run to the end of the year as m-t-m, then send a rent raise letter, usually for $25 or $50, on or about Nov 1, effective Jan 1. 

The 1st position heloc has nothing to worry about because it will still be attached to the property after the 2nd position heloc forecloses....death of the borrower has no effect on it.Likely not time to make a deal with the “owners” since that would likely involve probate, and time.