You can then sue in small claims for damages in excess of security deposit.

Did you consider natural gas, since it tends to be the more affordable fuel choice?

there is a glycol solution the HVAC can put in the boiler system , it will greatly reduce the freezing point of the water , protecting the pipes and radiators below freezing .MOST reasonable people realize that water freezes when its cold , the frozen pipes were caused by the tenants not having fuel to run the furnace , Damage caused by tenant neglect or abuse should be paid by them

I had to cover all my losses out of pocket by working a 2nd job - bc the investment threw off no excess cash flow to cover losses.

Source documents are underlying documents that show the origination of a transaction, your gas pump receipt is a source document in showing you fuel expenses, a shipping invoice will show when an item was shipped and perhaps received, a parking ticket could show that at a certain time your vehicle was at some location, they are documents that can justify a claim being made.The closing agent can clearly show that there were no contractual obligations or other agreements made that would be applicable to that transaction.It depends on your settlement instructions, is there some disclosure or declaration made that no other property other than real property is involved, anything as to no other credits, allowances or other financial arrangements have been made or are expected to be after settlement?

Excessive talking is usually an attempt to prevent getting challenged on anything.Better Business Bureau is making money off accreditation.. but I would still take a look at the complaints.

Hasn't paid ANY utilities, breaks the guest policy(excessive overnight guests,having people in the house when he isn't there) and he is very loud when he comes in at night.He is also damaging my property i see.

A new furnace may seem like a large investment but the saving will come back quick with less fuel use, electric water heater dont have the recovery rate as gas and a power vent will run you ( here in ND) approx, 2-3k installed 1,500 to 2000 homeowner installed, a furnace installed (reusing exsisting A/C and duct work) around 3-4k (also in ND).

Out of that $540 you're paying:TaxesInsuranceUtilities (at least when vacant)Legal costsCPA costs (or, higher taxes if you try to DIY your taxes)Vacancy (even if just for a week or two during turnovers)Routine maintenance (inevitable, stuff really does break)Make ready costsTenant damage in excess of security depositsCapitalThe 50% number is well supported by large data sets.

Since you are replacing the heating system, you might also want to look into whether you should change the fuel being used, especially if the fuel is oil.