But there are some basic bid issues owners are often unreasonable about:1) There really isn't time to get multiple bids- No heat during winter or ac during summer can often result in a municipal ticket or worse2) The job is too small to get bids- Estimated cost is $700 - how is saving 5-10% worth the time getting bids?

For added context, currently renting, no debt (aside from a car loan with about 25k left).

We live in Hawaii currently and have no ties to Japan.

One has no mortgage, their other has a HELOC for around $20k remaining and is coming to its 10year term that was established before placing with LLC.My predicament is how/best way to pull equity out of either property for a down payment for the 3 family that is valued around $450k.

The builder had a given us the paved yard, Granite kitchen top, washer and dryer at added value with no charge.

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After all, you have no evidence they agreed to pay rent or any of the other terms.

You are in an uphill battle I am afraid if you have no experience. 

I borrowed more money and built a new detail shop; no more crummy landlord!