I really liked the guy and I don't want to cut him loose, but this is business. 

If it is later in the project, and most of the money is spent, well that is where reserves come in (hopefully those aren't blown through).If you have more time than money, you go in and do work that you would prefer to have hired (i.e. cut new beds and put down mulch yourself versus paying the landscapers...).

Get your priorities straight. 

I'll look at cutting that down. 

If you have to evict in Chicago, don't cut corners, and hire an attorney. 

If you think rents will continue growing and values will continue growing, then buying before rates are cut could be good.  

Cut and paste the text into the AI-detector and see how it scores.

For now though my dad and I were talking about him getting a property in Miami that I could manage with him and for a cut and for some first experience.

Just so's I understand; say I buy house with all cash, no debt for $300k, and sell some years later for $300k (no gain) but on the way I depreciated $100k in some combo of straight line and accelerated depreciation. 

I also look widely for HELOCs for my own rental portfolio and am not seeing danger signs there, either, defined by me as lenders cutting off lines or no longer extending lines.