Step up to the plate for not.Seriously though, REOs can be very profitable because of the tough buying conditions.  

I have a few boiler plates from some friends that are investors that I'll fit into his. 

In my opinion, it is time to step to the plate and play hard ball.

Additionally, going forward, if you do come across problem tenants again (hopefully not, and you never know), make sure you add a rider to outline clauses not covered in the boiler plate lease.

With that off your plate you can focus your time on managing renovations (assuming you want to learn it and don’t want your PM to do).

Cash flow blows on houses here.Seriously enjoying peace of mind with my least favorites off my plate.

I really don't want to work with a real estate firm, as I have more than enough on my plate (2 other small businesses) I just trying to figure out how to avoid paying a month's rent to an agent every time I needed a tenant.  

Usually it's simple things like nail plates, fire caulk, etc... if the walls are open and accessible the fix should be fairly easy.

Was the 4' a separately plated piece, on it's own?  

Ryan DosseyThe system that I suggested earlier would look like a steel plate that is basically anchored into the concrete along it's length with expansion or adhesive bolts.