.,  in order to find tenants and get a high appraisal on it so he can recover his rehab money, LOGIC story righteventually, nothing like that happened and he is fooling around never ever talked to me again after siging the contract and I call his title company and they never respond or every have this property set for search nor a contract or escrow money ..., then I get to talk to them when I sent a cancellation letter, they answered and said we are not obligated nor the buyer to tell you anything or when we want to work on the title or what we will do in the propertyIf you were in my shoes what do you think of this guy and his people, plus the property listed with a whole different brokerage does not even have a website or address who is the bad guy then ?!!!

If you did, then I would include the missed interest payment in the figure that you provide for payoff.If you did not get binder, then your "friend" could theoretically collect the insurance money and not pay you a dime, then you would be forced to foreclose on the burnt building to try and recover the capital. 

With no income...just cost.How many months would it take to recover $60k...which is what you need to do before you show any profit...and before you mention appreciation, you get the same appreciation whether you pay this way or the minimum.At $18k/y cf (after payoff), it will take you over 3 additional years before you start making a profit...that's actually close to 8 years from when you start the early payoff.B - If you put 20% down (about $24k), that was cash, and you had positive cf (on average) for the full term (let's say 20 more years), the cost of this property to you was $24k.If you had $500 positive CF without doing this early payoff, or $6k/year, you would have broken even at the end of year 4...and you would be profiting.Let the tenant buy the house for you. 

If the "air conditioner" you referred to in your post is a window unit that would fall out when you turned the house upside down, then it is 5-year personal property; otherwise, 27.5-year propertyLandscaping and ground improvements are 15 year property that would include driveway and sidewalks.For a single family rental, a cost segregation study is most likely more expensive than your tax savings could ever recover through accelerated depreciation. 

Beyond that, your tenant is somewhat correct on the issue of carpeting, the most you could expect to recover would be the depreciated value based on the expected life of the carpet.

Over the years i have been extremely passive with the business and never took the time to really learn how to property invest in real estate, i just assumed i was doing things correctly, i didn't know how to do the numbers, just went with the flow.Since im down to 5 rentals and i made a very small amount of money selling off the negative cash flow rentals that just never recovered from the market crash in those 2 areas, since i bought to high in the peak of the market prior to the crash. i decided to apply for a mortgage to purchase another rental in my local area using some of the new knowledge i have learned recently, but after applying for multiple mortgages most of the places i applied basically said no, that cash flow to money lent to me is in a risky zone, basically i own properties that were not bought with rental numbers in mind, so turning them into rentals they barely cashflow except for my very last property i purchased that i did basically a flip on, that left lots of room between the mortgage payment and rental rates in the area.

My credit score is around 720 and still recovering.

She shares the home with her adult daughter, who is recovering from cancer, and a 12-year-old grandson.

I fell on hard times after graduating and am only recently in a position to recover and it's why i'm hungry for a future.

The bad news is that it will be harder for you to execute your plan to raise rents and refinance, taking out the seller and recovering part or all of your down payment because the lower LTV that lenders will constrain you to will pigeonhole you.Another challenge to be aware of is that there are likely HOA dues—typically if only one unit is owned by a third party the HOA is formed and collects dues even from the developer-owned units.