I would only charge one late fee because it coukd get confusing on keeping track of it all and if you go to court trying to exolain it all. keep it shirt and simple.

In this case it is unfortunate that the sellers appear to be withholding information that would help you to make your offer.  

You can try small claims court to get something.

Here is how it appears on the app:Mortgage Information      ^Equity percent:48%Mortgage amount:          Mortgage term:$93,000                             0 yearLender name:First Horizon Hm LnAssessed value:$178,800

At least not anything that would potentially get you help from the courts with, if you all decide to break the lease.I've never heard of a LL being required to put in a coin-op laundry in a multi-family house. 

Oh and this property is from Xome.com, just like auction.com.we buy 200 plus distressed homes a year .. and in the day I was buying 50 to 70 court house steps a year in Portland. and ATL> 

I feel like fighting for carpet in court is nonsense and usually the tenant wins. 6 years for carpet is a long time in my rental world.

Technically, under this scenario, the vent does not appear to constitute a "structural" change, it may also not constitute a change to the exterior (it depends on what the HOA guidelines say), most of the time an exterior change has to do with adding/deleting doors, windows, and changing the  facade and color.   

I'm currently looking into a Condo from Craigslist which appears undervalued.

There is only a little over $3k left (a significant amount to me, but not enough worth trying to take him to court).The odd part of this situation and where my question arises is that his mother is offering to pay what's left under the auspicious that I will not tell him she did so.