Equipment should also be warranted from the manufacturer and you should receive a minimum performance contract included.MYTH: You will have the option to upgrade down the road.FACT: Leasing companies must own the system for at least 5 years or suffer federal tax credit recapture.

Any advise from the seasoned investors on how to creatively lesson by loss would be greatly appreciated and I hope by sharing my situation newbies and experienced investors alike will double their efforts on due diligence when doing every deal no matter how much you think you have limited your risk.Currently the house has been vacant for the last five months after suffering another bad tenant who's salary is currently  garnished to pay for damages.

If you re-rent quickly, you've suffered little or no damages.

Angela,I understand not wishing to undo the tile work, but acrylic three-piece tub surrounds are far easier to look after and will suffer tenants better than tile.

Large developments on the other hand could suffer, especially if they are leveraged. 

Of course not, but they will suffer the consequences.

You can always sue him later if you do suffer monetary damages.

So, you didn't do any baiting and switching.In my opinion.BUT, where I see a potential problem here, is whether or not GA law requires you to actually suffer out-of-pocket damages, for him refusing to sign the first contract. 

For now, what you might do, is just put in window units in the top floor units who are suffering, and just eat the cost until the next lease renewal.As soon as possible, though, I'd put them on separate meters and put in window units.  

I alway think inside my head, dang - a single family property would be so much more suited for this disabled vet suffering from PTSD than this apartment they are applying for.