The court date is the 22nd and I might get a default judgement if they are a no show.So the real question is what to expect from Xcel.

Best tip: Go to "B or C" apartment complex, locate the maintenance man, he is jack of all trades, master of none but can do almost anything you need done.....he gets paid at best $15-20 an hour.  

Review the contract for terms and procedure for default, if any are written.8- Keep a copy of their refusal to complete the work as Contractor Default, keep the final $5k as contractor default.9- Pay the new contractor to fish the job, let the Old contractor deal with trying to get the last 5k from small claims court, which they will likely fail to achieve.PS yes I blew past “what if permits are not signed off as complete” thats a PITA of its own thread.

Again, some day, I'll need something more complex but for now, it works for me.

Once in awhile, some internal person makes a mistake and there is a slight delay.The bigger problem is screening S8 tenants to get one that pays THEIR part of the rent on time and takes decent care of the property.We just had eviction court today with a tenant not paying their rent portion AND deliberately causing damages, so their home failed the S8 inspection.

I think the best you can probably do here is sue them in small claims court to keep your costs at a minimum.

My initial impression is you are making this way more complicated than it should be and none of the complexity gives you a tax benefit.

Renting the rehab property from your LLC while you renovate can be practical, but it may lead to higher financing fees and complex tax implications.

However, if you want to go after the balance and you have an eviction judgement from the court, you can higher an attorney to find legal means of collections, such as garnishment.

It may require court action on current holder but really that isn't any big deal.