We've lost tenants mostly to family issues (unexpected new baby, breakups, etc.).

All the repairs you are talking about don't seem like they will break up the sale of your property and if something came up in the prop inspection about it you can negotiate before paying full replacement price on it.

The less you mess around with it the less opportunities for it to break up and get in the air.

Bill Gulley maybe can chime in.If they can't get approved through your typical bank why not do a short term lease option. (2 separate documents, 1 lease and 1 option) 1. you can still get money upfront. 2. re-write a new lease that has them taking care of things that break up to $100 and anything over that you both split the cost... 3. you still keep control of the property. 4. you don't lose your depreciation each year.Otherwise, I agree with the above at 40,000 in cash can be invested and get more that a few hundred a month in returns if done right.If you want to get around a due on sale clause and you do follow through with your sub-to financing , you can always put your property into a revocable trust and then , long story short, sell them the interest of the trust.

exit or breakup plan too, it's tons of fun to get started but factor in life events and how to get out. 

Everybody in our house got sick and essentially our family had to break up for a while with me living with my grandma and my brother staying with my parents as the only thing they could find was a small one-bedroom apartment.

They break up and someone moves off.

I guess I didn’t think they’d break up the different cities, I figured they’d count Lincoln County as a whole.

Did they put this into writing and if so, how did they break up the costs?

You will break up most of the moulding trying to remove it and most won't be reusable.