Here were the keys:  1) Got tenant to agree the damage was due to his negligence and he signed a statement to that effect.  2) Got him to sign a Promissory Note (found it online for Oklahoma and simply copied/pasted) saying he would pay the full balance due by minimum of $200 payment per month due same date as normal rent. 

The Personal Home market is in Turmoil and that my have had an effect on the market for Builders Risk policies.  

This is apparently a new rule taking effect Jan 1.

The lease will remain in effect with the remaining tenant.

And, depending on the effective tax rate of the investor, the after-tax return on cash flow is almost always to some degree even lower.The simple fact is that larger multi-family properties (apartment buildings), mixed-use properties and retail buildings sell/trade at capitalization rates that offer investors’ greater yield assuming sufficient capital is available for investment.

I have also shopped floors2yourhome.com which can be cost effective especially if you are ordering over 1000 sq feet I got some pretty nice vinyl plank from their clearance section a couple years ago for $1.22/ft including shipping.

We have learned that effectively nobody has permit for privacy walls and that several properties have other non-compliant alterations, yet they do not have any problem with the HOA.

Are there specific programs to use or have you developed alternative forms that do the job with simplicity yet effectively capture the details?

As with anything, there may be exceptions out there.2) I am not sure how being in or out of a trust as an individual or under an LLC would effect your rate...

So giving out info on your subs isnt going to be effecting your schedule anyways.