This is also your first point at which some degree of error can be introduced, as AVM's are typically based on public record sales, and public records don't include attributes like view, curb appeal, and other less tangible items that can effect price.

There are a few non-negotiable items like a new roof and refinishing the hardwood floors, but I will be able to cheat on the kitchen and the bathroom.As far as an ideal tenant, I really just want a family that has stable income and won't destroy the house but will also go the extra mile and look after the house and neighborhood.

As long as the other items I just mentioned above do not exceed an additional $622.63 per month then you should qualify for that loan.

Chances are once she sees how much money it'll cost she'll be singing a different tune.Now as far as your rights as a landlord and hers as the tenant, here are a couple tidbits from the California Department of Consumer Affairs website (http://www.dca.ca.gov/publications/landlordbook/sec-deposit.shtml):"California law specifically allows the landlord to use a tenant's security deposit for four purposes:For unpaid rent;For cleaning the rental unit when the tenant moves out, but only to make the unit as clean as it was when the tenant first moved in;For repair of damages, other than normal wear and tear, caused by the tenant or the tenant's guests; andIf the lease or rental agreement allows it, for the cost of restoring or replacing furniture, furnishings, or other items of personal property (including keys), other than because of normal wear and tear."

My recommendations are going to be more difficult and specific than the above, but they will serve you well for life.Learn accounting - if your high school has a course, take it, if not, get a managerial accounting book and learn the basics.Learn MS Excel - there is not a single real estate investment that can't be modeled using MS Excel, and know how to use it well will put you light years ahead of your peers.These two action items alone will make a huge difference in your future.My last piece of advice would be to start changing the way that you think.

If on the last day of May you have photos of something in good condition and on the last day of June you have photos of the same item damaged, the documentation will serve you well when you tally up what she owes to you.

It is hard when you have to rely on others to get requested items in.

Use the line items (not their quoted costs) as a starting point to determine what expenses go into you cash flow analysis.

I'd say that so far, I'm leaning towards new siding, I'm going to have to get an exact price on what that would cost and make a final budget, because there are several other items that are still not totally nailed down as far as either if we'll do them or not and others like the new carpet where we could spend more or less.

You could also donate it to a legitimate charity and they will pick it up.