." :-)I'd be delighted to hear how to be more efficient in finding deals.Thanks for the feedback!

If you cave and allow them to stay after a late payment don't come back here asking for advice on how to deal with a tenant that consistently pays late.

It's not the end of the world and the house isn't just going to cave in.

Bob is delighted to be done with the whole process, & the deal is done.

Look if you start doing special favors and arrangements from the lease you are training them that you are a pushover and easily cave .

We are past all that now and are excited/delighted about our #3 addition to the family however it has put a pause on all the above since we feel we should hold onto the cash for security and any unexpected stuff that may come up.

Even sleepy Cave Creek to the west of us is seeing million $ plus homes listed on the market and those are right on busy roads!

You you can't imagine my delight when I discovered that in tenant friendly New Jersey a holdover tenant can be charged twice the previous rent!

DON'T cave in if she tries to stay. 

@Kevin PhuFirst, you are in CA, so my opinion is it would be a waste of money to insulate the garage, unless you are planning to put in an A/C unit and use it as a man cave.