I am fine with a small cash flow of $100-$200.3.

I have been paying each month what they told me I owed when I called in or spoke with them dropping of partial payments  sometimes and he said that was fine but on the 5 day pay or quit he included all the late charges due for 10 months?

I need some advice on the following situation.I am sorry for asking such a basic question, but unfortunately, I am still new to this and never dealt with this type of scenario before.I have a single family home that is part of an HOA.My main goal is to protect the asset and avoid any potential financial loss as much as possible.The current lease agreement states that the tenants are responsible for mowing the grass.They are also responsible for paying any HOA fines, etcUnfortunately after multiple attempts to get through to them to cut the grass, the grass was never cut and the yard is getting worst and worst.They also refuse to turn on the sprinkler system which is causing the grass to slowly die.

(or tell themselves $50 cashflow is fine but their standard was $400 kind of thing..)Hope this helps!

The notice requirements are the same for you to increase rent, so just make sure you understand that and then you should be fine.

Yes, that would be fine and you do not need to source and season a gift other than show it came from her account. 

Are repainted cabinets fine with tenants, or do you need new, modern flat panel cabinets to get your underwritten rents?

If you just rent the property and provide the minimal essentials you should be fine in treating as Schedule E

You should gain more appreciation, so it’s all a fine balance & you have to weight each and see what’s best for you. 

It's fine.