I won't go into Replacement Cost vs.

Purchase price: $13,100 Cash invested: $30,000 Sale price: $79,900 This was my first fix and flip, The house was in complete disrepair, it was gutted to the studs, spray foamed, new electrical & plumbing. replaced the water heater and furnace with new high efficient models, new drywall & siding, porches, basically the whole house besides the roof and studs.

Replace all the incandescent bulbs with CLFs or LEDs, including common areas.

If there are any Bay Area RE clubs, I would love to hear about them.During office hours I am a hardware/software engineer working for an Inteligent Building company.

I'm actually starting this week or next week on replacing some siding and repainting the house.

He starts balking on the agreement, saying he can try to fix the unit, but probably can’t and now mentioning replacing the whole thing- Also drops that he will not be pulling a permit until he’s satisfied with his work, which is a 180 from the original agreement we had.  

There's are whole streets of duplexes in my target area built like this.Small places like the ones I'm describing, the roof, gutters, and chimney aren't particularly dangerous or complex for a single skilled handyman with Craigslist helpers to replace and maintain very cheaply.

Is this something that the landlord should cover or should the tenant provide their own replacement keys? 

Roof and HVAC have been replaced. 

What I would like to do is replace my 75k income with passive income.