I only wish I had started the journey sooner instead of playing around in small business!

The best advise you have been getting is to cut your loss, refund her money and get to getting another tenant sooner rather than later.

The house isnt scheduled for powerwashing until spring, i would be glad to make that happen sooner, however it will not be done in the spring when we do get ex: the green mold on the north side, or whatever you do get in your area and if you MUST have it however often it will increase the rent by ($$$) on the next lease renewal.

I wish I had read your blog sooner.  

I was the broker for both the acquisition (as selling agent) and disposition (as listing agent) for this transaction.Bought for $90,000 in October of this year.Bought a new fridge, new vent hood, installed new carpet, and took care of some small repairs.HOA, property tax and holding costs were under $350 a month.Listed the property on the MLS and sold it for $126,000, closed in early March.Most likely could have reduced the holding period if we started off by listing the property at a lower price sooner. 

I could have turned the property quicker and refinanced out sooner.

Sooner or later, you'll want to start thinking about taking action on your first deal.  

If your lease has a $25 late fee for each subsequent day that the rent is late, then the tenant is motivated to pay sooner.

The bucks running around with a cell phone and a truck are guaranteed to screw it up sooner or later because they don't know how to run a business.... they also get desperate and stupid and will sign contracts with iffy P&L ramifications.

I guarantee that you will be evicting them eventually so the sooner the better.