. :-( horrible houses. heard a story not sure how true but the guy said it was HIS property so take it how you like it... but he said they had a severe thunder storm and he notice water dripping from one of the light fixtures on the ceiling as well as a electrical socket, thats when he went to a hotel. 

I was like, be right there with my snake.  

If you are dealing with a snake and are concerned the tenant will reappear and get you for a self-help eviction (changing the locks) then the only way to go is eviction.You MUST send an accounting of the security deposit (this would include repairs and lost rent) within the specified time frame (30 days by statute or up to 60 days if your lease extends the statutory time period).

I also replace appliances, toilets, clean dryer vents, snake lines, change shut-off valves, etc etc so that the long-term maintenance is a lot less.  

He's a snake oil salesman.  

That alone will get almost anyones attention that is worried that I'm a snake oil salesman.

Hey all,We just got a TH under contract to flip and are getting bids this week.  

I have watched many new to the game jump head first into a snake pit thinking it was a gold mine .

You should have used a home remedy of 1/2 snake oil +  2/3 of holly water mixed with 19/143 of vinegar.

It's a business full of snake oil salesmen.