@Dan Handford Under the new tax law can't you use bonus depreciation on all of the items that have a depreciation life less than 15 years?

An added bonus is that in Philadelphia there is a 10 year tax abatement program that allows you to significantly reduce your tax bill for new construction homes or full rehab properties. 

Let the technicalities on the late fees go, find the best middle ground solution for both of you, and offer her a bonus to find a new place as you'd rather salvage your relationship and it isn't worth having this come between you two.Chalk the loss of fees and possible rent for a move out bonus as a relatively inexpensive lesson learned about renting to family/friends.

Her motivation was to be done with the long distance headache and any money that she realized from the sale was like "bonus" money to her (similar to how folks often view their tax returns as "free" or "bonus" money).

Or pay contractor a bonus for completing on schedule.

I also have the added bonus of getting lot rent out of it so the return goes through the roof.If you have taken into account all your recurring costs as well as your "escrow" items such as furnace, roof, flooring replacement, YOUR TIME and effort, and you still net $250/month cash flow, that is a pretty good return. 

Everything else, any motivators and techniques you pick up and employ to increase or 10X your life and productivity are a bonus. 

Here is a little bonus story about a restraining order that I think you'll all find interesting.We had a tenant in one unit of a duplex assault a tenant in the other unit.

I did like the information in "The Book on Estimating Rehab Costs" which was a bonus book that came with "The Book on Flipping Houses", written by active real estate fix-and-flipper J Scott, available here on biggerpockets.com (http://get.biggerpockets.com/flippingbook/) . 

Having said that, once you give it to the lender, if something comes up, you cannot ask for the money back so flexibility is an added bonus in your own account.