DeAngelis, I agree with @Theresa Harris, and couple of hundred bucks is a HUGE deal to many tenants.I would raise them $50 immediately (since she's month to month) on a new 12 month lease.If she balks and leaves, then you can get a new tenant at market rate (assuming the market supports a couple of hundred dollar rent increase).If she stays, then another $50/mo next year, until you're at the number you want.It'll take more time to get where you want it, but a good, clean tenant is INVALUABLE.

@Kyle Keifman, give Peter Harris at Liberty Mutual a call. 

@Theresa Harris Thank you.

@Tyler Harris I would not recommend flipping or using hard money or private money to flip if you’re just starting out especially if you have limited funds.

@Theresa Harris - Like I told Max above the $4k buffer just in case.

@Theresa Harris someone already has it

@Mark Harris Have you tried BP under Network/Find a Contractor?

Originally posted by @Theresa Harris:@Dave Kuether  I would hold on to it if the numbers are what you say. 

@Charles Willie Harris so let me see if I understand correctly... if he ends up doing seller financing, he's putting down $11k, plus another $20k in rehab.Then he's paying the seller $400/mo for taxes, utilities, and fees?

@Theresa Harris I agree 100 percent