on a side note, the hazard is a window that he and his family broke which is on order from the window company and hasn't come in yet, all unsafe glass has been removed and it has been such a wet season that often we can't mow because it gums uo the mower aside from the fact that every time we go to mow we spend 20-30 minutes picking up his garbage and toys from the yard just to mow.Some guidance would be greatly appreciated for this newbie.

Do you really want to track work orders and find someone full time that will fix these with barbed wire and bubble gum?  

Laughing at your tenant's terrible tale of toe-nail tragedy is nothing less than a humilitating affront to his apparent inability to walk and chew gum simultaneously........

It got gummed up.   

We’ve loosely agreed on a price.This is my first time doing a sub-to and I’d like to see if someone can provide some guidance so I don’t gum this deal up!

I had a sour gum tree barely miss my personal property after falling due to no distinguishable reason (didn't follow a storm, no fungus/rot, no significant signs of wood eating pests), so I'm more risk adverse than in the past. 

In such a context, it may not be expensive at all - we've had payback in as little as three years.To air seal ductwork - which is arguably more important than insulating - you can use appropriately rated ventilation tape (foil-based or other) or mastic.  

They can gum up a good well in a moments notice. 

If you are doing the DIY servicing, that is probably your issue and I don't know of a way to duct tape and bubble gum the two worlds together.  

Houses, skateboards, bubble gum.