Through in another 200 for maintenance and finding a neighbor kid to mow/shovel, and I am up to 2559.

He is an older gentleman in retirement but still able to take care of snow blowing, shoveling, salting, vacuuming, mowing, and taking care of smaller fixes around the property.

The one small exception I have is that in my lease I set the expectation that an assigned parking spot (outdoor, uncovered, unpaved) is the tenant's responsibility to maintain so they should shovel, rake, and trim plants.

I pay around 6k for drafters to draw house plans up to 2500 sf, exclusive of engineering stamp and architecture stamp, which I can get the drawings reviewed and stamped at 2-3k each if need be (but I lost contacts on both currently), your not to exceed price should include everything until you get working plans that are ready to shovel the next day.

The tenant upstairs (who lived alone or maybe had his father living with him according to the previous owner) cannot be reached, so I assume he and if someone else was living there was arrested.Two things to address here; (1) I have a tenant that didn't pay Nov's rent and I can't reach him (presumably because he was arrested), and (2) SWAT broke the door off the hinges, broke two windows, and there are burn marks on the wall and ceiling (maybe from a flash-bang or smoke flare they shot in through the window). 

However do not make the mistake of settling for that tenant.... you will pay for it most likely this year when you have to evict them because they damage the property ..... disturb the neighbors ..... don’t cut the grass.....don’t shovel the sidewalk ....... run up your water bill....I could go in and on.

I fear you won't have a shovel big enough to get you out!!!  

He made 250M on one deal before the shovels even hit the ground.  

Here's a shovel.

Things like: installing tile, carpet, hardwood, vinyl.You may also have stuff to do in the yard (grass seed, trimming trees, shoveling snow, etc) and that stuff kind of happens as needed.