I meant after 12 months of paying rent, they then didn't pay for the next month or two.Bettina - Invoices every month sounds time consuming, but if it can be done automatically, that's a great idea as well.

Had a call from a friend who knows we have properties & asked if it was ready.

If you bought a rental then pretty much everything you spend either adds to your basis (everything you spend making it rent ready, capital items after its ready) or is immediately deductible (expense items after its ready.) 

Will this be much more costly or time consuming that a "typical" eviction?

So, now that I moved in and almost have it set-up to my families liking, I’m ready to buy another 2-4 family.

Hello BP Community,I’ve been quietly observing and consuming content from BP for about 2 years now (I guess that’s lurking).

I’ve run a comparative analysis so I have a good idea of what the ARV will look like when it’s all rehabbed and ready to sell.

Since you've only owned these for what, 10 years, I'll guess that you have about 300k in recaptured depreciation that you'll pay 25% on (assuming you'll sell 2 or 3 a year) and about 3.3 million that you'll pay 15% in long term capital gains (assuming you have 400k in rehab expense to get them retail ready and the closing costs).4 million minus 400k in minor rehab and closing costs.Minus 75k in income taxes on recaptured depreciationMinus 500k in long term cap gains tax.That leaves you with 3 million dollars net. 

Bank your money and when opportunity comes, be ready to pounce.

I'm getting ready to close.