Hopefully the security deposit is enough to minimize your loss.

Good to hear... i'm factoring in an 8% vacancy rate in my per forma, hopefully will accommodate any loss expected .

.- Rental loss - PadSplit claims they collect 97% of rents, but I've spoken to a few hosts who have said that a much larger % of their tenants get kicked out owing $500 or more in back rent that is rarely ever collected - what's your experience been here?

If I can afford the financial loss of it not being rented those months (2K mortgage) then maybe it's at least worth trying?

Without a permit, the rental income might not need to be reported, but this approach risks legal issues, loss of tax benefits, and complications during audits or resale.

I wish I had that in my first years and I am sure I would have avoided some pain and loss. 

You might need to accept losses on some properties, but sometimes that's the cost of learning.I'm glad you found a better property manager.

Not saying your kid is or is not on the spectrum, but just food for thought in how you approach it.If they are on the spectrum, I would highly recommend making a concerted effort to go to open houses so he's constantly looking forward to something on the RE agenda.

If you are in this business long enough you will undoubtedly arrive at situations where taking the small loss even if not fair or warranted based on the circumstances is best if it keeps everything moving and avoids more costly delays, liability and inconveniences.In this case, if you withhold the $2K, you still have to find someone to complete the work to your satisfaction.

Just some food for thought...