You have to try to see through the sales-y smoke.

On the surface, that seems like a smoking deal because it comes out as an 8.9 Cap. 

@Libby Baugher,Minimum annually when we check the smoke alarms, but anytime  we have a maintenance call-- I ask for observation, was It clean/dirty/seem like a lot of people living there/etc.   

Speaking of Branding, what’s up with the Dark Brotherhood logo in your signature, @Anthony Thompson?

This was badly smoke damaged by a heavy smoker that never opened a window in 10 years.

(closing costs being an exception)  Unless there is a smoking hot investment deal that’s going to launch you into financial independence on the table it’s my opinion to handle getting this property ESPECIALLY with all that land.

You want to cover up the smoke smell so it doesn't bleed back through.

She smokes inside and doesn't clean her dog droppings  and i've asked her to stop and clean up after her dog multiple times. currently we are on a month to month lease. my plan is to write up a new lease that'll have no smoking and cleaning up after your dog on there. i'm also handing the utilities back to her.

High cap is theoretical if the tenants go dark.  

We are thinking about raising the rent to an amount in the middle if they decided to stay on since we would not be able to make the big updates until the property is empty.The current lease does not allow for smoking in the property or animals.