Not only that, but in my case, where I am a builder-owner until my license is approved, its ridiculous dealing with 'hiring' anyone to 'help' in this state so I've resolved with my trustworthy neighbor to paint it together and all i owe him is some beer and food.

Get rid of them ASAP.I'd talk to the city and ask them politely how you are to get rid of the smell from the fridge when it is filled with the tenant's food which is causing the smell. 

The tenant wants over 13K to cover stay at a hotel (that only has a small fridge), food for the family, moving costs and storage costs which is about 2x the amount the city expects.

Just food for thought

Although there are companies who use lower standards (paneled walls, presswood floors, etc), the companies I have worked with in Florida use higher end materials like tongue and groove plywood floors, 100% drywall construction with 2x6 walls, spray foam wall insulation, granite counter tops, etc...and then we delivered them in 2 pieces via semi truck (or as many as 8 pieces depending on size and number of floors).

I would guess if you do have 500k in equity you could probably outproduce the cashflow in most markets oustide of CA, and could possibly diversify into more than 1 property.Just some food for thought.

WERE STILL $40,000 IN DEBT AND IF I WANT TO WATCH THE free YOU TUBE VIDEOS I CAN KEEP TRUCKING ALONG BUT FEEL LIKE WE GOT SUPER SCAMMED. 

I had sold a dump truck back hoe trailer on contract.. guy would not pay me. 

One thing to note, 1 of their pictures is literally just the indentation in the carpet from where a trash can, water bowl, and food bowl always sat.

@Brent SalazarGet rid of the truck.