The rules and payment standards vary significantly from one area to another, so familiarizing yourself with the local housing authority's procedures is key.

They each offer very different options, and each have different STVR rules as well.  

So as a rule of thumb I have about $15,000 in reserves for capital expenditures.

It depends on a lot of factors; primarily the local jurisdiction rules that may limit lease changes (in Portland/Oregon rent, security deposit, screening fees, an no-cause evictions are heavily regulated).

Seems like you should not have to but showing they broke house rules leading to damage may help. 

With the new commission rules you can stay flexible with an offer of buyer agent commission, rather than having to commit to a certain percentage going to the buyer agent upfront. 

  #1 rule is not to trust them, but they still have value. 

A friend of mine in San Antonio had a similar situation.. she inherited a vague commercial lease and learned that the rules differ big-tiime from residential.

Actual foreclosure is on the East coast a Sherrifs sale and you can google the state and sherrif sales and the rules will be on the websites.. but its one of two process's either it requires a non refundable deposit if your the successful bidder or you need full cash at the sale.

As a general rule, I aim to achieve a net return of $800–$1,000+ per month for every $100,000 invested.