Many houses I purchased often cost less than $5,000 and the tenants they catered to were such a headache I even donated a few houses for the fire department to train in.

Rents are collected via social security and donations from non profits as these are elderly people, therefore the rent is paid timely- Thoughts?

I am looking for input on charities that are near and dear to members as a possible charity we will market and donate to each quarter.

Don't know if they do national but they will definitely offer you great terms (equal or better than FHA). 

So far I have 1099, Advertising & Marketing, bank charges & Fees, Capital Expenses (for remodels) Car & Truck, Contractor, depreciation, donations, Employee benefits, insurance, interest paid, inventory assets, job supplies, legal &professional services, loans/points, meals & entertainment, office expenses, Rent & lease, repairs & maintenance, salaries & wages, taxes & licenses travel, utilities.

I'm not saying someone could not do a total rehab for $12K, depending on what all it needed and as you said some work was already done, but I just need to know if that was hired out or "donated" labor so when I'm comparing my numbers I know how to adjust.   

I have been able to buy Christmas gifts for children in need, donate supplies to families who were devastated by a house fire, purchase electric lawn mower for a home owner who had an allergy to carbon monoxide.  

Look for Rescues close to your property for the pups.... work with the owner to have the pups once they are done nursing and weaned  , released to the rescue.... donate a tax deductable donation to be sure the pups are taken care of properly,and they hopefully will have room for your  tenants pups!...

Give it to your kids to live in .10. donate to charity.

Do they donate to you?