The last straw for me was seeing they had placed 4 office type rugs by the porch thus destroying any grass.

So today me and my maintenance guy come over to cut the grass and change out the thermostat and to our surprise there's all this water on the new vinyl plank flooring in the dining room.

While driving the other day, my wife and I found three properties that look like very nice homes although the grass was waste high, no curtains/blinds, and no furniture.

@Jeff Payne, Pen Fed CU does HELOCs on investment properties.

Grass isn’t greener on the other side, just different piles of poop...

Seeing as I'm completely fed up with this house and am losing money daily I agree to their original offer and sign the contract.

If it is just grass, add a few paving stones around the AC unit to keep the grass further away. 

Fed allows up to $15k per individual. 

Even if for some reason you would allow a tenant do work at a property (maybe they clean the hallways or cut the grass at a multi unit) they should still pay full rent then pay them for their services.  

However, the large shade tree has made it nearly impossible to grow any grass in the rest of the backyard.