We believe it would be prudent to follow the specific disclosures, timelines, and guidance the utility commission has for water/sewer with gas too.

All in all, I believe the HOA having had first crack at auction, even though the second to file suit, was a blessing in disguise. 

Text and verbal agreements are legally binding in Virginia (where the rental is).I really believe she initially intended it to be a year long renewal, as she also remarked she was very happy, as it is only a block walk for her daughter to school.She now has a boyfriend (he hasn’t moved in), and a house they want to move into together, so she is giving notice.She is focusing on the clause in the lease that states: “HOLDING OVER: Any holding over after expiration hereof, with the consent of the Owner, shall be construed as a month to month tenancy in accordance with the terms hereof, as applicable.

Jokes aside, I believe @Noah Wright's post brings attention to another issue and that's the smaller investments many capital raisers are seeking.

But we do not believe she can afford it.What is the best approach? 

I would gross $200,000 before other costs.I believe the demand is there to get ownership of a beach house for $250k; especially since conventional financing is now available and beach houses are only used for 3-5 weeks a year at most.

I also believe that jumping into a flip / brrr as a first deal is a good way to never do a real estate deal again. 

@Tyler LingleMany people believe that starting an LLC by using the one-page form from their state or ordering online is all they need to do.

I do have professional videos and a footprint map but I do believe people may still believe those are stolen digital videos.  

While Quickbooks is not the cheapest, it is very intuitive and saves me a little on my accounting bill because they a) don't need to do the bookkeeping, and b) it comes to them in a format they can quickly review and add to my tax filings.I believe, as long as you have fewer than 5 properties, Zillow is a free option to use.