I think I’m just going to start doing dynamic RUBS because I can’t keep paying for their water but I want to make it more fair than just dividing by 3 every month.

Mary's county, Maryland, through a tax lien foreclosure, paying about $40K. 

After buying and selling over 1,000 properties for my own inventory, hundreds of which came from REOs,HUDs, VAs, Tax Sales and Sheriff Sales, I have some experience in this area.1.

Is that 5k left to pay on top of their deposit amount?

LLC orS-Corp.Don't be in the wrong type ofentityFirst – Asset protectionbenefitSecond – Tax savings benefit Rental Real Estate – 1031(same in LLC or personal name)Syndicate - 15% or more in taxsavings, self-employment tax (flippers may use this) Expenses for write off &deductions: equipment & appliances, home-office ($5 per sq ft.), travel costs (related tobusiness), kids (income shifting by payingthem to work for you, meaning business related), membership, conferences &education, meal expenses for business, retirement strategies (selfdirected investing, tax-free or tax deducted, 401K/IRA)depreciation Pro-active Planning / Get a taxadviser Talk to your tax adviser inadvance Fire OutOrganize expenses, listquestions, changes (buy, sell, etc. properties.)Changing entity type from LLC toS-Corp etc.

Otherwise I’m better off just lowering my price to a number still above your offer, or paying my realtor an extra percent to “handle it all”. 

PB Free Ohio is not the cheapest contractor, but you get what you pay for and I would recommend him to anyone who is going to go through this process.There are 2 year certifications and 20 year certifications. 

Her credit score is good at 745 and frankly, we could pay off some zero interest credit card balances that would likely bring her score up near 800.

If unpaid those become liens on the property so having a tenant pay directly doesn't make sense.

I would be aiming for $50,000 net return on this investment (after paying the debt).4.