I sent her an email reminding her to pay the outstanding rent plus the late fee, and a move out letter spelling out all her responsibilities to clean up and return all the keys/misc.

It's a small price to pay to keep your HVAC healthy and check up on the property.

Painted complete interior/exterior (mostly self, hired for some interior work), removed wallpaper (hired contractor), installed fixtures (self), installed new appliances (self), installed flooring throughout (hired contractor), and cleaned up and updated landscaping (self).

I cleaned the property and lot up and repaired the structure and it was not in as bad as shape as I originally thought.

The funds belong to the Tenant until the lease is terminated and then the funds can be applied towards unpaid rent, utilities, cleaning and repairs, or whatever else your law/lease allows.The same goes for prepaid rent.

Clean up, do repairs, secure, add exterior lighting, add cameras, add fencing, spend the money to ave your investment, whatever is needed to make the subject safer, desirable, and cost effective.

Other chemicals, cleaning filter baskets, backwash, complete filter tear downs are regular maintenance items.  

It's best to have the funds go straight into a clean un-used bank account/ don't intermix with your primary checking account. 

This is how you might be able to BRRR...Projected rental income: $172,800 ($200x12X12 + $144,000)- Expenses (if they were to remain at $72k) = $72,000NOI = $100,800Let's assume it appraises at a 6 cap, the ARV would be $1,680,000.Max LTV on new loan is 70% = $1,176,000 (assuming DSCR is in line)$1,176,000 - $700,000 (orig loan amt) = $476,000 but then subtract the rehab + loan fees for both loans.If you can fine tune the numbers with actuals and with some input from a property manager (as there are many variables here), we can clean this up but this is conceptually how I would look at it.Hope this helps!

We are at 75% capacity and cash flowing as predicted with a healthy profit after all expenses and reserves are considered.