She did pay for some of the damage and insurance covered some as well less the deductible which the tenant paid.

The commission on that one sale covered a LOT of future postcards.I think the keys to success with postcards is that you need to get the prospect's attention so quickly that he gets the drift as he's picking the postcard up to trash it. 

If you have the right insurance, both the repairs and lost rent would be covered.

@Summer Burke I would offer to cover the difference (as you mentioned) and then pursue recovering that amount plus any related costs from the contractor, via negligence claim if necessary.

Include a contingency fund of 10-20% to cover unexpected costs, as price fluctuations are common.Negotiate with Contractors: Build relationships with reliable contractors and negotiate bulk rates for ongoing projects.

I find it hard to get them to cover the rent if they don't have a multi night minimum.

Maybe the foundation is slipping, the roof is needing full replacement, the plumbing backs up every time you are draining the tub and try to flush the toilet...  

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Newer roof (2019) and newer water heaters and HVAC.

@Daniel GregoryA bridge loan is a short-term loan intended to cover the time between selling assets and finalizing a transaction.