*toilet flush*there goes that turd!

Check each unit for leaks - toilets, faucets, etc.  

Not only the equation, but programming that equation into the system so it adjusts the starting temperature according to the current gas and electric rates.)Before doing any of that, I'd make sure the low-hanging fruit has already been picked- LED lighting, water-efficient fixtures(sinks, toilets, shower heads,) possibly spray-foam insulation to reduce drafts, to name a few.MG

We are contemplating on installing a new electric boxHere is what we are wanting to do.Add a hallway (will require moving a non load bearing wall.)Add a powder room about 3 feet from existing bathroom with medium grade finishingUpdate 2 small bathrooms with medium grade finishingAdd additional toilet in master bath and move plumbing for shower and existing toilet about 3 feet. 

.- Sheetrock to repair some holes in the wall ($800)- Some decent new flooring (2100 square feet of wood laminate flooring installed, $5.50 per square foot = $11,500 total)- Appliances — washer, dryer, refrigerator, stove, dishwasher, water heaters, and microwave for each unit ($11,900 total)- Washer and Dryer ($1500 per unit, $3,000 total)- Refrigerator ($1300 per unit, $2,600 total)- Stove ($750 per unit, $1,500 total)- Dishwasher ($500 per unit, $1,000 total)- Water Heat ($1000 per unit, $2,000 total)- Microwave ($300 per unit, $600 total)- New kitchen cabinets and counter tops in both units ($4000 per unit, $8,000 total)- Framing of closet space for washer dryer plus shelves and door ($2,000 per unit, $4,000 total)- Bathroom remodel in both units ($9,900 total) - 2-sink cabinet / vanity ($800 per unit, $1,600 total) - 2 sinks ($400 per unit, $800 total) - Countertops ($400 per unit, $800 total) - Mirrors / Medicine Cabinets ($500 per unit, $1,000 total) - Framing and installation of small linens closet plus door ($800 per unit, $1,600 total) - New toilets ($200 per unit, $400 total) - New tubs ($1200 per unit, $2400 total) - Lighting and Fixtures ($650 per unit, $1300 total)- Exterior landscaping, some patching of the yard, trimming of trees, and a few beds out front ($2,000)- New interior doors ($900 per unit, $1,800 total)- New exterior doors ($800 per door, $1,600 total)- New mailboxes and house numbers ($500 per unit, $1,000 total)- Exterior painting (minimal with brick construction) ($1,000 total)- Interior patining ($3,000 per unit, $6,000 total)- New exterior shutters ($300 per unit, $600 total)- Interior window treatments ($300 per window, $3,000 total)On the rent side, there are few rents in the area at $1250.

My thought was to offer her 4% or hourly rate with 4% max gross income  for Fielding calls (maintenance, emergencies, questions re policies, complaints, etc.)Inspecting units (bi annually, more in questionable situations)checking for leaks twice per year (part of inspection, putting blue tabs in toilet tanks, etc.)driveby's once per week (check for trash, exterior problems, etc.)We would do everything else.

You could try some of those tabs that you drop in your toilet tank to prevent rust, don't know if it would help, just a thought. 

Turn the lights on, put the toilet seat down, pick up the random stuff on the basement floor.

My next agreement will be worded very carefully and they will have to check with up before they change the toilet paper roll!!!!!

I will likely just adjust the offer to cover the $ amount the seller would receive in rent.There are two factors that concern me in the potential difficulty in getting the tenants to vacate the property, 1 is they are paying very cheap rent for the stats of the home and 2 the grow room obviously was constructed with considerable effort which I anticipate may influence them to dig their heels in and potentially squat illegally.