In the current soft market you could offer lower than the 110K and make some money going in.

We're working with private investors -- currently a soft lender, so that's what we'll be doing:100% financing for property + rehab, w a 50/50 profit split at the end (w the investor).

The company that I use for my two current properties has a (soft) minimum of about $850 or $900/month, and that amount factors directly into my search for new rental properties.If I had reliable property management willing to hit lower rental price points, I'd be willing and able to pick up additional properties at a faster clip.

How are you handling bath towels and sheets, does the cleaning fee/person take care of washing and replacing those?

Get a good thick pad so it feels soft.

For example, I had towels, a bath mat, extra blankets and pillows. 

A combination of being soft, liking these particular tenants, and knowing that kicking out the cat and the kids would mean a 6 month vacancy given the academic cycle had me keeping a cat.

I understand the normal wear and tear, there was quite a bit of damages, I had to buy a new exterior door, sink faucet, interior door, towel racks, holes in the walls to name a few.I want to be real fair with her, but I guess I was just worried I would send her this check and then get taken to court and it cost me a lot of money.This is how a portion of the lease is worded:Tenant agrees to give the Landlord at least 60 days written notice before vacating the premises.

The floor isn't stable as the joists are soft.

To me the only exception would be if they clogged drains by flushing paper towels or damage caused by abuse like punching a wall.Guess what happens when her sink starts leaking next....she doesn't want to get hit up for $100 and let's it drip drip drip and now a small repair could be thousands in damage.