On paper she looked awesome.

You still won’t throw in the towel huh?

I have never collected cash, I even require security deposits to be submitted via the bank so there is a paper trail of everything (for them and me).

Show them the bill and highlight the amount on the paper You could tell them that you’ll pay x amount for the water bill when it comes ... but they will pay anything over that .

Especially when it goes from mis-managed to well-managed or vice versa.If a property is increasing the NOI, the market’s cap rate is fixed and so the property’s value goes up.So in the situation you describe where NOI is effectively zero but could be a lot higher, you have three choices:1.

You could knock on doors,  "drive for dollars" method to look for empiy houses or FSBO signs,  look at Craigslists ads, do mailings, check or use local papers, go to real estate websites, go to local real estate clubs, etc..  

they look great on paper or an idea board, just not sure how they go together in the real world.

Leaving zero on paper. 

Also, if you switch loan providers now consider how much money you will loose to Wells Fargo and factor that in to see if it's worth your time and aggravation to find a new lender. 

I bought my 1st at 16 (my grandfather put 95% in, i put in all my "paper route money" and everything else saved, about $3000 in 1983.