Consider making judgement calls beyond just the obvious ghost offices, too.At this point, since we're at about the 5 year mark, I think things are mostly stabilized.

Any tax benefit for havingnegative cash flow i.e let say you have rentals with +ve cash flow that add the total income and for me i already have w2 so that extra +ve cash flow make me pay more to uncle SAM (which i don't mind as such, Uncle SAM can use that to fix the roads i travel) will -ve cash flow properties will negete the +ve cash flow with a long term goal that at some point the -ve cash flow will become +ve and i pay uncle SAM more to fix the road due to rain. is that your thinking too :)

I know none of my stories are not as bad as some people's and I am not trying to pass any kind of judgement on single mothers.

If urine gets inside the wall, why aren't you getting rain inside the wall?

No evictions or judgements in their record for unpaid rent.3.

Then if you win keep the judgement current and someday maybe you can collect. 

Its really hard to make a judgement from afar, but based on the 3 options #1. #2 could end up ineffective and default to #1.#3 sounds like a big mess, soaking everything may make it worse.It depends on how saturated that old hardwood is. 

It's also a great time for laying sod, as the mild temperatures and occasional rain help the new grass to establish without the need for constant watering.On the other hand, annual flowers and certain tropical plants thrive when planted in the spring, after the threat of any frost has passed.

If you make an error, then the tenant could sue and win a judgement against you.

I been told I by the Sheriff that they can't enforce an eviction because its too cold,  next it was raining, oh now its to Hot.