It will be incredibly useful to have the knowledge you are learning right now, as you will be able to apply it to your flips, and ensure your contractor(s) aren't peeing on your back and telling you it is raining.

The husband was insistent on a 16" rain shower from the ceiling. 

Woof.. when it rains it pours!

Take it from a guy who's had the good fortune (or bad judgement) to buy many new cars and trucks that aren't nearly as wise of a choice as a Civic: you're decision to pick that model is an indicator that your judgement is sound and will enable you to successful in the long run.

I'm sure I could get a judgement but getting the tenant to pay is another matter. 

Her father, who lived at the property with her for the first year of the lease but no longer lives at the residence, is a realtor so against our better judgement we gave him the opportunity to "bid" on the listing.

While the rest of eastern MA might get a cold rain, that part of the state gets snow - and a lot of it.I didn't see a landscaping budget item, but you'll need one unless you're doing it yourself.Area rents:There were ten 3 bed rentals that were rented within 1/2 mile and within the last 6 months.Low was $900, high was $1,300. 

An age-old gadget of sorts that simply keeps one dry when the rain pours, the umbrella is actually seen as a nice metaphor for a one-stop shop in the business realm.

Then offer the current owner with a Deed in Lieu (if there are no judgements or liens against the borrower/home). 

This landlord had taken the tenant to court for non-payment in the past and had won a judgement with contingencies in it that stated they needed to do repairs, as well as obtain a NEW lead safe certificate.