Ideally, you make an offer without an option period to sweeten the pot. 

We still have not covered the hole yet, but plan on building in a bench that has a foldable seat to access the cellar.Here is the breakfast room before the new floor.

Hopefully you have a basement or a decent size craw space or else you may be busting up some concrete:/ Taking that into consideration probably the easiest thing would be to put everything on the far left wall, take down that middle wall and add a nice little bench or sitting area in front of the window on the right. 

No wild animals are permitted – such as birds (except those that are caged), chinchillas, ferrets, fish (in tanks 20 gallons or more without adequate insurance naming CMG Leasing as additional insured), iguanas, monkeys, pot-bellied pigs, rabbits, raccoons, rodents of any kind, skunks, snakes or reptiles of any kind, tarantulas, scorpions or spiders of any kind, weasels. .

She was a good tenant so I let her slide.  8 mo later she got a great job and her fat tax check and she was caught up in 3 months.The other side of the coin is the mouthy tenant you hate that can't pay cause they spent their rent money going to vegas for his/her birthday even though they don't have a pot to piss in. 

As you grow in this industry you will realize $4,000 monthly isn't a hard bench mark to hit.Best of luck. 

Plates/bowls for kids and plenty of pots and pans.

Ultimately at the end of the day experience does teach us not to touch the burning pot.  

Debt is fine, but not having a pot of money to cover contingencies is not.

Now I wish I could serve notice for pot usage (also in the lease) but I don't know how to prove that.