If I were to take a wild guess not knowing anything about the market, a 7.5 cap is probably too aggressive for your value estimate.

I know it varies wildly, but what do you think on average a builder can make as a self employed, one man GC/owner builder, building a few modest homes per yr in the Southeast?

A pipe had exploded, so the house had gotten water everywhere on the inside, which not only caused mold to grow EVERYWHERE, but there were literally mushrooms growing up out of the carpet!

We held off showings until the one and only open house on Sunday and requested final and best by 6:00 PM on Monday.The open house was wild, with over 50 people coming through.  

Thanks Karen, I keep thinking of this as my own business and that I can let my ideas run wild.

Depending on who gets in the hot tub, can drastically change the water quality.  1 person that has been out hiking through the park, sun tan lotion on etc that jumps in a hot tub, can leave enough organic matter that will use up the chemicals as perhaps a couple that uses it every night for 5 days, but they jump in clean and aren't doing the wild thing.  

In other words, make friends with your competitors, share "secrets", help one another, and you'll find that it IS possible for everyone to succeed wildly.- When it comes to contractors, don't give second chances on big stuff.

I left a message for them both stating that they are still considered tenants and owe rent for Sept. as we did not get a formal 30 day move-out notice (I am taking a wild guess but I don’t expect that their check is in the mail), and that if they call back with their situation and move out ASAP we may be able to work out a deal, pro-rate or something, but either way we need to know the situation.Any suggestions as to how I can legally get them out ASAP, or way to safely clean up the place without having the liability of touching any of their remaining items?

.: @Aaron Yates Wild appreciation in the past year or two.

But sure don't want to interfere in there right to sell drugs and intimidate people.It may become necessary, but I don't have plans on living in the wild west or the wild east carrying six shooters and pepper spray.