Interestingly, the records do include the downstairs space as part of the livable square footage.

I would send a lease violation notice that advises the tenant that they have violated the no smoking provision of the lease and that it needs to be cured immediately - to include complying (not smoking) and remove any odor/damage that may have resulted.

Local or out of state work if the deal is right. in fact, consider including the numbers for a property manager anyway.

General Partner is elderly fatherb.  12 Limited partners - all children , spouses not included - cheaper by the dozenc.

You should be able to do a pretty decent update with $50k (purchase price not included).

Does that include utility service to the house, a driveway, septic and well? 

Books like “The Millionaire Real Estate Investor” by Gary Keller, “Rich Dad Poor Dad” by Robert Kiyosaki, or “The Book on Rental Property Investing” by Brandon Turner can give you a solid foundation in REI strategies, including wholesaling.Most of the content offered in coaching programs can be found in books, free webinars, forums like BiggerPockets, and YouTube channels.

Most won't insure pools with diving boards or ones without a VGBA drain.2) Include the cost of a pool company to manage the pool in the rent. 

The violations would include 'the personal occupation of a garage as residence' while asserting to police that he didn't live in it, along with the power overloads due to use not in keeping with a garage rental.  

@Adonis Williams, you've received great comments: It depends on so many things, including FICO, LTV, type of loan, etc.