I’m currently paying 7K out of pocket on my Dallas GA property for a new roof as the gutters were not cleaned out and the roof paid the price as rain water made its way inside from the water filled gutters that were not draining properly causing damage to the wood and leaking through the upstairs bathroom. 

As a judgement call, you can always charge less than your calculated number if you choose to do so because finding a replacement tenant can be costly.

Cash based tenants have little to fear from evictions and judgements because they carry no financial "history"; what they did in the past has little impact on their present or future.

@Troy Fisher:  Numbers are easy, what's hard is the right judgement and experience to pick the right input numbers.  

There was some leaking in the basement when it rained (literally every property I have purchased has had this issue because most landlords had slumlord PMs working for them) and I fixed that issue on my own using mortar (it costs under $2.50 a bag at Lowes). 

He was out some serious cash and getting a judgement against someone and recouping the money is two different things. 

My management company does this regularly, and if you get a judgement against a tenant you can sometimes get random chunks of money back months or even years later. 

Most people would just not answer or just be pretty chill. today was a pretty bad day for door knocking as it was raining all day.

Send the notice by regular first class mail, certified mail and have someone local post it on the door in a conspicuous place (put it up with good heavy tape & protected from rain or covered with plastic) and take a picture of it for your records. 

No sense in spending $ to file for a judgement they will never pay.