If you set your late fee as a % you will have difficulty persuading a court that it costs double for you to be made whole on late rent of Unit A than it would Unit B because Unit A's rent is twice as much.If your late fee is a flat amount below bank charges as you mentioned then even in a jurisdiction where no such provision is on the local statute books contract law is on your side.  

There is a statute of limitations on fraud that varies by state.

An attorney would need to review your Parents' lease, the HOA documents, and any other information they deem important.To everyone else; Unless you're familiar with Florida's treatment of the various Statute of Fraud issues at play and the common law cases related to this fact pattern, stop answering.Disclaimer: Not legal advice.

In addition to the correction above there is nothing in the statute that says that your property must have been used for investment purposes for 2 out of the last 5 years in order to qualify for 1031 treatment.

As others said, check your local state statutes to see what your options are.

fuseacti...Here is a link to the actual statute that says so:http://ilga.gov/legislation/ilcs/documents/0735000...At first glance, it looks like the rules in Chicago are different, but the laws for Chicago just say that a tenant can't waive their state rights regarding notice.  

WA statute RCW 59.18.280 requires that Within fourteen days after the termination of the rental agreement and vacation of the premises ..... the landlord shall give a full and specific statement of the basis for retaining any of the deposit together with the payment of any refund due the tenant under the terms and conditions of the rental agreement.They left the unit in reasonable condition, but due to damages done by their small children denting the wood framing around the interior doors along with a bunch of other items needing to be fixed and/or repainted, I spend more than $1100 and sent them an itemized statement showing my costs for labor and materials, which consumed their entire deposit. 

Then, go to the Indiana statute and read Indiana 32-31-5-6(e), which you can find under http://codes.lp.findlaw.com/incode/32/31/5/32-31-5-6).Partial eviction – when the landlord keeps the tenant off part of the leased property (even locking a single room).

Also confirm the statute of limitations, for how long after the event you can see, before you bother filing any paperwork if you outside the statute of limitations you're done.

@Jordin BoydMake sure you know the NC statute on LOsCreate a brand new lease and separate option, 12 mo on lease and separate option at a price you both can live with.I would have the option price reflect a sales price based on today's appraisal or CMA less option payments paid but optionee is responsible for seperate down payment for FHA financing