I agree there are many ways to skin a cat, the thing is I am limited with my time so want to get in and hold for the long haul and willing to have a strategy that has less than perfect returns in return for a safer and easier investment to manage.

I guess that applies to any flip but the guys that do moved houses regularly just put them back together and remember that is the house they bought so why treat it apart and haul most of it to the dump.Sounds like you finance them the way we finance them.

Slow/no draining drains Drains that are clogged by hair, toys, or other non-flushable objects

The current patio and walkways around the house are all concrete, but look a little rough and are all mismatched, so I'd like to replace them.I want it to look nice since I'm spending a lot of money ($100k) renovating the rest of the house, but I also know tenants with kids can absolutely destroy pavers with their bikes and toys -- so I'm a little torn.Should I install pavers or just use concrete for the patio and walkway?

Will get our excavator crew to haul in Recycled concrete and spread at 6-inch depth.

To me it looks like they are getting a lot for their money.The big modern looking place with over 300 units looks pretty.I've seen one of these in Austin, the renters tend to be on foot, and places like Jack in the box seem to be a popular destination.Seems like a good time for Bail Bondsman, pawn shops, check cashing outfits, and liquor stores to start snapping up places across the street.This is going to define that area for a long time--cradle to grave--and it will need service industries.They should put in a park with kids toys and picnic tables right next door (and no bushes which are mugging and rape hideouts), because people will have somewhere to go outside vs (Loitering) on the streets, and in front of businesses.Maybe the city will be smart and build a Welfare Office right next to the place, so the people do not have to take a bus (all daylong) across town to handle their business.Bundle the services they need right up close, within walking distance vs spread out all over town.Just my 2 cents.

Install a two-way clean-out on the back parking area and one more clean-out access near sidewalk with proper traffic sewer box on both clean out access.Patch up concrete and haul trash.

And if I was in her place, I would haul him off to the ER when he needs it and figure out the bills later. too  Personally I think its sad we do not do better for people like her.   

Just keep that in mind, and don't spend your HELOC money on depreciating assets, like vehicles, toys, vacations...

Seems they are toying with the system and it's looking like we will have to close and then do an immediate eviction, which could leave her with squatting another 6+ months.