Ultimately, that should causes prices to stall and/or drop, but no sign of it yet on a national level. 

The backerboards behind the tiles are rotted out because they are made of moisture-resistant drywall that should never have been used in a shower stall, but was, quite widely, back in the day.

A dark horse is the lower half of 30315 below Lakewood ave and next to South Dekalb county...I wouldn't say there's a lot of blight, but there is a lot of abandoned homes.

But if she is stalling again like she did last month then you have lost a few more weeks without getting her out legally if she does not leave and you have not started the process.

Once some get large enough they basically have their own crew that does all their renovations maybe it sounds like you're putting the cart before the horse.

Shorter-term lease options, including month-to-month, are available, and will be charged additional monthly rent (up to 125% of long-term rental rate) and/or a non-refundable convenience fee of $300.Please review the lease agreement prior to applyingSmoking Policy: Our rentals are strictly non-smokingTenant’s guests who smoke should only smoke outdoors, at least 25 feet from any door or window and not on the propertyTenants will be fully responsible for damage caused by them or their guests during their tenancyPet Policy: If pets are allowed, pet deposit may equal up to 100% of security depositPet rent of $30 per pet (up to a maximum of $90 a month) may be appliedMaximum 3 petsBreeds not allowed by insurance include, but are not limited to: Animals with a previous bite history or vicious propensities, Dobermans, Chows, Rottweilers, Akitas, American Staffordshire Terriers (Pit Bulls), attack dogs and Wolf Hybrids, (or any mix thereof) Ostriches, Emus, Horses, Farm or Ranch animals, or any type of wild exotic animals or pets.

My theory is that if they’ve been through an eviction before, they likely know more about the process than you - including all the stall tactics and ways to delay you getting them out if you ever have to go through the same thing with them.

I'm not trying to beat a dead horse just finding and creating paths to accomplish my goals :) thanks again for your input

The issue with that is (1) it may be placing the cart before the horse and (2) it will come at a higher requirements for you to both fund and establish those LLCs.

Hundreds of ADU projects have been stalled and denied in Los Angeles simply because of the powerline distance from their proposed ADU.