The home appraised as-is at $115,000 and is in liveable condition (the sister was living there, but was a heavy smoker and her dog peed everywhere) Cleaning it up, plus updating is where I'm getting the $20,000 rehab figure.

Probably a smoker who decided to smoke out the window rather than go outdoors. 

Happy to help you with this issue and you can come to my free IRA education session this Thursday at 4:00Todd Grill 

(i have new carpet in 3 bedrooms)Can you put NON smokers only in your house description, so that will eliminate unwanted tenants, or its a discrimination?

Nice couple from CL early 30's one kid non smokers no pets ended up saying they want the place.

I will also integrate a little 5 ft by 7 ft storage building under the cover as a place to store the grill and yard tools.

My son rented for a few years, sick of all the tenant rules, no grills, crazy lady screaming next door, etc., so he is now buying a home, but planning to rent out a room to his current roommate.

My agent grilled their agent and she assured him that everything was fine and there were no problems with this deal.

We also have a patio for grilling and sitting.

There is a Jacksonville Meetup this Thursday at Brio Tuscan Grill starting at 7 pm.