. , a thought was if any amount of communication left, maybe some kind of settlement can be reached, say if moves out by date will not turn her in to hud etc, (document),  you will not know final damages till moved out, next time don't replace with expensive stuff, assume will have to replaced with each tenant, if doesn't you will be ahead, use vinyl flooring, such as the vinyl wood look stuff, easy to replace sections, fake wood stuff doesn't wear well, retouch hard wood if you have, repaint with white easy to match, shop habitat restores if you canStrange what people will post out in public isn't it, if it were me I would read other friends/family posts as well since they are public just fyi, but cant really use as well as officers could, but may give you heads up,  fed investigating we had to document everything and build a huge casefile, more hours than you may have, just try to get out as painless as you can, at least she is moving, be glad she doesn't claim you were responsible for flood, miscarriage, permanent health issues etc, 40 miles isn't really that far, but consider a prop management if too much stress

I just need to redo a few minor things and repaint.

How do I test for lead paint, and should I have the house tested prior to re-painting?

@Greg Scott 3. yeah the tenant thing I will have to wait and see. the interior of the house looks pretty great except for some nasty linoleum in the kitchen and repaint needed on some cabinets but easy fixes. thanks for responding so thoroughly Greg

So he wants those rooms repainted and also wants his bedroom repainted a different color.He has a "painter friend" lined up to do the work so I offer my tenant $450 toward painting the two rooms and tell him he will pay for the color change in the bedroom as that's personal preference (nothing wrong).Tenant says that's not enough money for his painter who wants $450 per room (total $1350) so we agree in writing he will pay me the $450 for the bedroom and I will get the painting done, covering the cost of the other two rooms myself (I know I didn't have to do this but I was trying to be nice).So I paint the rooms myself (they are perfect) but he's now refusing to pay saying he thought he was getting a professional painter for his money.... and wants to pay me less.He hasn't even moved in yet and I'm very worried I have a needy problem tenant.

Want PB's opinion on this analysis:65K Property SFR (1/2 duplex- own one side)= 2BR/2BA (need minor repairs like repainting, backyard trim, little upgrades= HVAC and Roof is fairly new, good for another 10 years)20% down ($13K) with @4.5% interest so $52K loan amount$3,031 in closing costs$1,240 in prepaid interests for 30 days and homeowner's insurance and property taxes escrow for 6 monthsTotal cash on close-out: $17, 271Income:$675-725 rent (market range for this property) so $700 average market rent-----Breakdown per month expensesP&I= $263.48/monthTaxes&Insurance= $156/monthTOTAL PITI: $418.48/month-----Vacancy (8.33%)= $61/monthRepairs (10%)= $70/month (if rent collected is $700/month)CapEX (8%)= $56/month (if rent collected is $700/month)Property Management (11%)= 74.17/monthTOTAL misc expenses: $261.17----Water/Sewer/Garbage/Electricity= Tenant paysHOA= NoneLawn care= TenantTOTAL PITI + Misc expenses= $679.65Average Market rent= $700Cash flow per Month: $20.35Cash flow isn't that great, a lousy $20, is it worth the risk?

The owner spruced the place and repainted everything and fixed it all up.

Make sure to wipe down the walls, trim and doors before you repaint so that you remove the layers of nicotine, otherwise your paint likely won't stick.

They were stealing bicycles, grinding off the serial numbers and repainting them. 

Foundation, plumbing, and electric are in good condition, I've replaced the roof, repainted, installed laminate, and done other minor repairs around the property.