The grass is a pain to cut because of the steep hills.  

Besides, it is always less painful to replace any capital equipment on your schedule rather than wait until it fails.

@Chantz Ireland so I feel your pain at the same time you Dad has some wisdom as well.

But remember, depending on your basis, your tax ramifications could be painful.

It was painfully obvious why I'd checked out and seemed useless for the past year. 

But look for things that you can do to spruce up the place while raising your rents to help with the pain of raising.  

@Sandy Uhlmann I agree with Brian, get your Plan Administrator on the hook for these questions.

Educate yourself on self direction --most administrators have a lot info on their websites for free. 

He went door to door collecting rents, was sub par on maintenance issues so in an effort to rehab this place administratively and cosmetically to get the place back cash flowing to its potential we will need a dependable contractor who can help us get the ball rolling on this job.

Has anyone found probate court deals, and if so how did you approach the administrator?