It was seeing the true colors that made this an easy decision to just let it go - technically I could have kept a month as the non-refundable deposit, but I don't think the headache would have been worth it.

I'd imagine I should have more color in the next 1-2 weeks.

That said, I'm light on details as Section 8 will not discuss the case with me, so I am limited to what the tenant tells me.

I had a slam dunk recently, a light rehab.

She contacted me through her attorney and I don't take lightly to being bullied.

All the windows are that dark bronze/black colored aluminum, but all the glass is intact.

So tread lightly. 

. :-)Here's what I would assume based on it being an 1100 sq ft home.3bdrm, 1.5 bath.So a full gut:1) 10 windows = 5k2) Siding = 4k3) HVAC 4 to 5k (furnace and a/c)4) Electrical (rewire and new panel) = 4k5) Plumbing = 3k to 5k (assumes crawl or basement - if slab, this price is much higher) depending on if you're moving anything or not.6) Full bath with tile surround above tub (simple pattern) = 5k7) Half bath = 2,0008) Kitchen (cabinets and countertops) =6k9) Light fixtures = 1,80010) Roof = 4k to 5k11) Flooring (carpet for bedrooms and family room, tile for kitchen/dining, bathrooms and foyer and need durock under tile) = 5k12) Drywall reparis - 1k (I'm assuming you'll need some drywall work done but not necessarily have to resheet the entire house.

Or I would take out the box and add crown to the upper cabinets and paint the wall above a nice color, along with the rest of the kitchen.

Else you'll have piles and piles of empty 24oz bud light cans everywhere and alot of damage and fights, not one mentioned the fights.