It is a liquidated amount covering only part of Landlord’s damages—for Landlord’s time, effort, and expense in finding and processing a replacement resident.

Quote from @Derrick E.: If they didn’t know there were closing costs then they probably don’t have the experience to receive 100% financing lol  Exactly. 

Having been in many aspects of real estate throughout my career my favorites are ground up construction and note investing. right now note investing takes the cake as it can be done in any environment whereas ground up right now is very challenging. 

A key principal/sponsor is somebody that has the net worth, liquidity, and experience to qualify for a loan. 

It is my personal opinion that under the applicable rules, service on pro se parties representing themselves is deemed completed when e-filed by the attorney certifying they mailed you.

- Properly document your rental income on a schedule E and report it to the IRS.Connect with an Investment Friendly Lender- Not all lenders are equal.

I get that title insurance e saved you once but really I should be thanking them , no I think they have made themselves into this role where they want everyone to believe nothing can be done without them and the time they take, it takes them 2 days to walk a piece of paper across a room.As fir the lady she should be helping her clients the people who pay for thier services to resolve these type issues not act like she's the great almighty God of real-estate transactions who no sale can happen without her blessing. 

Quote from @Derrick E.: A local realtor would know more than those of us on here.If you are wanting to increase ARV then it sounds like that’s not going to happen.If you just want a nicer home to potentially get a better tenant and keep them longer, then the 1/2 bath would probably help.

Seems you will spend your liquidity on one property with the info you’ve shared.

A cat, and a pack of e-cigarettes on the counter.