If it were me I would sell and deploy that capital elsewhere because your ROE is so low compared to buying somewhere with better available financing.

Assuming it’s a multi family as far as other tenants.

The emotional side of me is so angry that they damaged a house I put a lot of work and TLC into, and that between damage and lost rent, basically a year of profits from the house will be wiped out, but the logical side of me thinks I may be throwing good money at bad.

If you offer renewal 104 days before lease end, they'll have 14 days to consider renewal, and if they don't sign, the 90 day period will coincide with the lease end date.As far as tenancy in perpetuity, I think it's legitimate to wonder why someone should lose their home if they haven't done anything that's incurred an enforcement action.

If you are expecting this person to go out and source the items and then place them in the unit that involves a lot of work, designer time, and designer energy.One way to get yourself on boarded with a designer would be to make some phone calls and see if they have openings for new clients as far as spending the time needed, because in our business time is money vs a family having their living room dining room and entry hall redecorated, where time is not probably of the essence.

The problem is that there is so much!!

Hello investors,  I am Canadian and our housing market here in Ontario is so unaffordable the numbers mostly don't make sense as rentals.

Reach out to an Investor focused Agent like the ones on BP and also join REIA Facebook groups and post what your Buy Box is so agents, investors, wholesalers & others can send you what they have that fits.Best of luck!!!

California though is so expensive that I want to try to create more streams of income with more properties.

Also have to wonder is\f the OP has been advised that the unit is so old and in such shape as to be unrepairable and needs to be replaced, and is sending in a line of repair persons until she finds one who is willing to try to repair it; but it hasn’t worked?