If you watch my posts, I tend to write fairly lengthy responses.

Since that didn't happen it gives you the chance to do a long overdue improvement which should let you sleep better at night.

The seller contacted you because she needs to sell because of overdue HOA and taxes that equal $8,835.

I was last at the property just a couple months ago; we had some water come in a basement window, and before that water on the floor from a full lint sock, I tell all my tenants that if you see a drip of water out of place to call, and both times she called asap to let us know of the issues and we took care of them asap.I have re-informed her of the terms of the lease via my latest email and voicemail: utility payments are considered rent, and when overdue late charges will apply, which are $25 once late as of the 5th of the month, this month, then $5 each addl day.

This was a very lengthy discussion why, but it made sense.  

I suggest a few things, an attorney --- some investors never speak about the law regarding Real Estate (maybe they don't know) but each state have lengthy laws around real estate.

The rules for these can be a bit complex and lengthy for a post.

I will sometimes also buy one of the books that gets recommended near the end of a show if I do some research and feel it will be beneficial in the areas I am trying to invest in.Sorry this was kinda lengthy, but my single biggest regret is the amount of money I spent on "Guru's" that I could have had to put towards an actual deal!

i will live in one of the units. ps. thank you for the lengthy response.

I am not afraid of a challenge but I just do not want to be in a position where I get into a legal battle that gets dragged on for a lengthy period of time.