The cost to evict, in terms of lost rent, vacancy, turnover costs, plus the work involved to secure a new tenant who ON AVERAGE will be WORSE than the one you would be evicting sounds counter-productive.

But yeah, use a pipe-wrench to try pound a nail, well duh, it's not the pipe-wrenches fault. 

But…..to be fair, he knew what the work entailed, he set the price with no counter from myself, and it went to plan.

To add to what was mentioned, I would look at the maintenance history of the property to see what repairs have been made that are more capital in nature (say, new counter tops or kitchen) versus an ongoing issue (plumbing backing up every few months).How is the insurance search going for you as well.  

This is a long thread so this may have been said but from what I’ve read, everyone is focusing on appreciation which the often counter argument would be “what if it does appreciate?”.

I Initially offered pretty low, was rejected, and then waited about a month until they countered much closer to my offering price.

(a Roofer) And that same Roofer can take off the Cap of the gas exhaust pipe, install the storm collar, and reinstall or replace a new cap back on.

But wanted to hear your opinions.Just bought a washer from the Home Depot, they came and said the pipe is rusted, so they would not install the washer, even though I paid them for the installation.

It's like a chess game... move and counter-move... think three steps ahead.Lastly, keep all communications with your tenant and her "guest" (now unauthorized occupant/tenant) in writing from this point onward, or have a witness with you if you talk to either of them.

There also should be very few (if any) piping or electrical penetrations through the fire wall, so I don't think your rodents are getting in that way.