I just learned a lot and reinforced some things that I was thinking. 

Additionally, the wooden fence needs to be reinforced.

You can have a strict lease but if you do not reinforce it and stick to your guns then your tenants may run over you. 

Have your attorney evict her butt, and I like to pay the small extra amount to have a police officer serve her personally where she works.....assuming she works.....I find an officer showing up to work to serve papers reinforces the fact that I don't mess around with problem tenants.  

. :) Again, I appreciate you reinforcing the 70% rule, and I will know the firm rehab estimates by tomorrow, to see if I land a bit closer to it.

And they have admitted that their own CFO attempted to blackmail them over improper due diligence, which seems to reinforce this.So, the average investor is forced to rely on their own wits, which is not ideal at all.The other place where the industry is completely lacking is in the area of accountability.

I took the 200 from past apartments I have underwritten and thought they are a similar setup with finishes.Just one added question, would you use the 200 per ft for lets say a 2nd story addition to a home, needing to reinforce foundation and go for a higher quality finishes (maybe 1000 sq ft beds and baths upstairs).

@Jacob Anderson, Your experience reinforces one of my fears about dealing with anyone selling a service, real estate or not.

What were some policies reinforced from the property you stayed at which were effective and ineffective in yielding the type of tenant behavior you were needing?

Keep sending that message to them every day, so that when they do read it, it reinforces what they already know and believe.