If tenants wish to use the appliances, they agree to assume all responsibility for care and maintenance I'd tell her she should have put her stuff in a cooler and called an appliance repairman or bought a new fridge.

., either rolling it into the loan (assuming you can add that in) this will add about $40 to your monthly pmts (and reduce your CF/m the same...which would now equal only $485/month (485*12 = $5820/yr)...or, you can pay it out of pocket.  

I don’t know how cold it gets in Oakland, but once it starts getting cooler at night, those rats will start looking for shelter.

If you’re looking for cash flow I’d do a stable but cooler marketPM me if you want, but I’ve invested In both Cleveland and Memphis and plan on continuing that.

You can check the fha loan limits here https://entp.hud.gov/idapp/html/hicost1.cfm Usually you can close in about 45 days 

-Nobody here likes swamp coolers anymore (it is a desert thing lol).

But it's not getting the house cool enough.Me:  "Unfortunately, residential a/c systems can typically only get a home 15-20 degrees cooler than the outside temperature. 

Look at your big ticket items like HVAC, furnace, swamp cooler, water heater and garage doors.

The rest of the house needs flooring and paint and the ceiling under the evaporative cooler need to be replaced due to the cooler leaking.What do you think?

I found the info here: https://entp.hud.gov/idapp/html/hicost1.cfm