So while I'm not the guy to come by and change anything, I can do as you do and decide if they don't want to play nice then I wont play at all.  

I wont wait for days for the part, specially with AC, it kind of gives you a bad reputation.

If i dont use it all then i wont be charged.

I wont be able to assign I contact the local title company will not do that so it would have to be a double close

This is my card...actually I just tweaked it a little and it will be done Monday... but this is what it was.The back is good too but it wont load right now

I know one thing is true- you wont have to hire a contractor to do the work(lucky you)!

If you are not licensed (which i assume your not) to handle these type of situation,  YOU CAN NOT OFFER UNDER ANY CIRCUMSTANCES TO HELP THEM, GIVE THEM ADVICE, OR MAKE THEM BELIEVE YOU HAVE  A WAY OF HELPING THEM....Your letters can not state any of that info, the only thing you can do is tell them you want to buy there house and thats it nothing more...And that can even tricky everyone wont intuprt your approach the same so you have to be careful.

When you have $200, or $1,000, or $500 you still wont have enough for a down payment, but the savings account only gets you .25% interest. 

Well I offered it for rent last year so it is not a startup cost and these are ongoing renovations that I am doing  - so assuming that it wont be part of the 27.5 yrs depreciation.  

I guess the tenant could loose their mind and destroy the place before they leave, creating damages that far exceed my reserves and CapX reserves.