Any suggestions are welcome..FYI it has a income rental behind it "on a separate lot" that I also own, It needs rehabbing as well , it has 2 efficiency apt on the 2nd floor 1st is a 2 car garage w/ storm cellar future plans to add a 2 bed apt to 1st floor1935 buildpurchased for 60k20-25k budget to dress up40-60k budget for additioninterior is in descent shape..rent estimate of $800+/- 2bed, 1200+/- 3 bed & garage

I'm just sending a letter to the ex-tenant (the first letter since the judgement a few weeks ago) to lay out the total amount owed, how to contact me and that I'm willing to work with him, along with copies of all the invoices for damage etc.

Under paragraph 11, titled Maintenance, it says:“Tenant shall immediately notify Landlord, in writing, of any problem, malfunction or damage with any item on the property.

I really don't have any advice for you other than get referrals and do your research when it comes to pricing for treating/repairing water damage.

Just a question here that crossed my mind in thinking about the damage that needs to be repaired on a house I bought from the sheriffs auction.

I want a guy who is licensed, will warranty the work and carry insurance that will protect my property in case he messes up. flood burst pipe/fire/boiler blows up etc...but when hiring carpenter, painters or flooring people ...do I really care if they are insured or not. those folks will show you certificate of liability insurance ...which does not protect the guy from injuring themselves on the property. how much damage a painter can cause or flooring guy ?

If you outline your idea tenant then I can give you some suggestions based on what I have found.IMO, if you are worried about tenant damage then you are not renting to collectible tenants.

My question is, are there any good clauses to include in the P&S so that, if I cannot sell the contract, I can get out of it with little or no damage?

You likely have 30 days to 60 days to mail whatever check you want to her, if there isn't any damage.

If they know they have a chance to prove damages and they will attempt to collect something from someone on a contingency basis.