2) You've already set a precedent by letting her slide on a previous repair deductible.3) 3rd or 4th repair call for a "new" tenant - are there tenant issues or house issues?

I've had nothing but great luck working with Home Depot.The first job was a sliding glass door replacement/install.  

I did so successfully (26K net profit.  208% annualized cash on cash return).I took all of the proceeds and plowed part of them back into a second flip, which I'm actively working, and part into the purchase of a rental (which I'm also rehabbing, in order to put a renter into).Before my first flip, during my first flip and well into this second flip and rental (on an on-going basis), I devoured (am devouring) all of the education material on flipping, then subsequently on renting (landlord-tenant laws, leases, etc) that I could get my hands on.I would say, without ego or pride, that I've spent a great deal of time educating myself thus far.I still consider myself a complete newbie investor.  

In practice, your lender may allow this to slide by, pedantically it becomes mortgage fraud when you sign the declaration.  

I've never gotten another deal off the subsequent 700+ signs I have put out (I have since quit signs).

If that person subsequently enters said window and begins to torch the building, that would be both arson and breaking and entering.

You pay the rent or your gone.It's that simple.Even if a property is paid for many landlords stress they have to pay the bank and that gets tenants to pay up.Sometimes not filing eviction but putting the paper on the door will get them to pay.Professional tenants will check at the court house to see if you actually filed.Usually the judge will set up a payment plan to pay some each month on the back rent along with regular rent to catch up.That is usually cheaper for a landlord then them moving and having to recondition and lose rental income waiting for lease up again.If you start going soft that is when the knife goes in the back.When landlords get burned out form doing it for years they start to get mentally drained and let things start sliding.Doesn't matter if you have a 2 unit,20 unit,60 unit apartment or own 10 houses scattered about.If you start to let things slide then tenants talk especially if you are renting other properties to their friends or family.They will talk to each other and start testing the waters coming up with only have the rent or an excuse for no rent etc.

to be honest, most tenants wouldn't have taken care of landscaping or new sod.....and the fact that this 'slumlord' installed landscaping or new sod refutes your whole point about him not taking care of the property..i would never sod my rentals, so i guess he's way better than me..seriously, i think you're pissed at the wrong person..be mad at the idiot tenants and hold them responsible...your frustration at the landlord is misplaced and is the reason our country is going in the direction we're going..let the tenants slide..blame the landlord for things they didn't do..i agree with steve..go pick up a frisbee or learn how to paint

If the IRS lien is subsequent in recording to the foreclosing second mortgage it will get wiped out just as any other creditor.

Meanwhile, many tenants pay a bit late or have a later pay date on their lease, which results in the PM retaining all subsequent rents until the ensuing month’s distribution.