Did an inspection on one of our units after neighbors complained and discovered that the tenants had converted our apartment into an illegal “massage parlor”.

That would just be icing on the cake.

The only thing I ever bought sight unseen that was a bad deal  was a home made ice house for ice fishing I bought once. 

I'm not a huge fan of those gas on gas stove and parlor heaters at all!

The fridge had a water hookup from the sink to the back of it for ice and water dispensing.

(just want to let you know so we don't have to have you move out kind of thing).It seems like you have this renter (on thin ice), maybe give her time to thicken the ice--because it is student housing and your replacement renter will probably also be inexperienced in life.Good Luck!

Remember these words " cash flow is king" when comes to rental property and appreciation is icing on the cake.

The mom thing, come to think of it, is the icing on the cake.

Seller financing should be icing on the cake or possibly a way to get the deal done if you can't qualify for a conventional loan but it should not mask a deal that doesn't make sense.If you want to calculate the value of you buying with seller financing you can calculate the Present Value (PV) of your deal based on the concept of time value of money being that money paid over time in the future is worth less than money paid now.

Midland Snow & Ice Management in Villa Park is one but I think they only do commercial, give them a call.