I'd just give her advice on talking to them to try to get them to waive it due to the leak, but ultimately its her problem.You already "gave the mouse a cookie" by paying part of her bill so she will likely try to be entitled to think you owe the rest, stand firm and don't pay anything more.

She has an autistic son, works full time, pays in advance for 6 months, looks out for us, gets our packages when we’re out of town, puts up with Airbnb guests, bakes us cookies, and is always sweet and friendly.

This will get you a lot of names to add to your contact database.The other thing that ALWAYS helps is a tempting treat on the table, cookies, chocolate.

Quote from @Dillon Cook: I think most who do it themselves do it in their backyard. 

Cookie cutter answer: Find yourself an investor-friendly PM in the area you want to invest.

I love the type of work that you do, nothing cookie cutter about it. 

Thanks in advance for any helpful feedback.I'm renting a house in Colorado (just outside Denver) that is owned free-and-clear. 1950's home, very cookie-cutter in this neighborhood with comps between 300-310k.To get that ARV of 300-310k, it'd need about 25-30k in work.I'm trying to figure out the best way to approach the owner with an offer.

Once he gets a few sales under his belt, maybe then he can go with the $720 cookie cutter site.

Buy in the path of progress :)Sure, if I can buy that ranch first before the developers turn it into 500 cookie cutter houses I'll do well :-) I'm not sure it'll work out so great if I own a couple of last year's houses when all those new builds show up next door.

Because of the element of surprise and finding the hand clearly in the cookie jar, I believe the discussion can be very much open and you remain in control, as you should be.