I live 40 miles away, so I called the owner of the biggest plumbing co in the city and he and 2 techs dropped everything to get to the property within 10 minutes of my call.I had put a garage outdoor access remote on the outside of the house.. they couldn't get in thru that because THE POWER WAS NOW OFF.Luckily i had put a coded door knob on the kitchen door that opens to the deck-- i gave them the code and they were inside instantly.The water heater was STILL SPEWING WATER full blast in a stream so strong it was hitting the second story ceiling and hitting the ELECTRICAL PANEL also located in the garage and that's what had knocked out the power .The plumbers immediately turned off the inside water main cutoffand sent me photos of the EMERGENCY SITUATION the pm so calmly let me know about by email an hour earlier.i fired the pm co that instant and got on the phone to STATE FARM (my HOMEOWNERS/rental policy dwelling ins co) all whiledriving an hour to the property.i also called the city's best WATER EMERGENCY REMEDIATION COMpany while en route.When i got there, the water was turned off ( finally)the drywall ceiling had fallen in, the light fixtures destroyed, the garage door opener plastic case was HALF FULL OF WATER and there were 1000s of mold blooms on every surface and hundreds of stacks of spiky growing black mold (looked like iron fiilings we used to play with in that game we all had as kids where u use a magnet and drag the iron filings around to put hair and a mustache on the bald guy cartoon photo) the mold spikes were 1.5" tall on the wood railings and stairs going into the house, on all of my beautiful built in wooden garage shelves--- what a mess-- like the streets of Beirut after the bombs went off.and I don't have allergies -- but i could not even STAND inside the garage because the WET MOLD MILDEW SMELL was so strong it instantly gagged me and gave me a headache and i couldn't breathe.So here we are on Jan 17 and now i know that the BEST rental dwelling policy does NOT COVER MOLD REMEDIATION AT ALL ( so far $14,000) but it does cover water damage with a $2500 deductible...

He was finishing the Upholstery course just before Hurricane Andrew destroyed that school in Perine.

News story with camera footage of the disaster at their last house:http://www.ksfy.com/content/news/Sioux-Falls-rental-property-destroyed-411830335.htmlThey are so bad they have their own website where landlords can share their stories:http://thezimmerexperience.weebly.com/#/In some ways I feel lucky that I dodged a bullet, but in business luck only comes to the prepared.

Manufactured homes damaged or destroyed by fire, acts of nature or other cause shall be replaced within sixty (60) days of the time of casualty or the non-conforming status shall be forfeited." 

One of these things is the fact that one of the tenants had a large dog in the unit, the unit was all carpet and the dog had destroyed the carpet.  

This was a case in which the taxpayer's records were destroyed and had to be recreated.

Personally I would never accept 1/2 rent because they will get used to your charity like feeding a stray dog and they'll decide to stick around until you evict them.Tell them nicely it's time to downsize into a smaller dwelling before his savings and credit are destroyed.

Properties are 2 town-homes and they have not been completely destroyed but they do need work.The loan will be about 33% of the ARV for each of the properties (basically the value of the land). 

I don't want to come across as too strong with the tenant and destroy that relationship, though I want the board to recognize that I am serious about resolving issues.

Some would say they help destroyed the housing market in the past but who am I to judge.In the past, this is how it worked.