@Chris Hanson You've already got two great responses from @Nathan G. and @Corby GoadeWhat you need to do is invite this friend over for a meal to an outside place (aka restaurant).

I will keep my mouth shut about such things, and yes it is clear to me now that she was extremely irresponsible and disrespectful, though I did screen her father very well, full credit check, employment check, background check, bank statements etc, clearly that didnt mean much. i took a chance with this one as my first tenant and I learned some valuable lessons.So, here is the current situation, she moved a lot of stuff out today and she will no longer be sleeping in the apartment, she told me the 3rd was the last night she will be there and that she'll be out by the end of the week, But now they are refusing to give me a date that she'll be officially out, I think they are now going to try to hold the keys until november 30th.. so my thoughts are if I show the apartment this weekend, and all of her stuff is gone and I have proof of text messages saying she'll be out by the end of this week, I should be able to legally change the locks and rent the apartment right?

i forgot to mention...im a general manager for our family restaurant, the perks is i get to keep my room where ive lived all my life.

Often, that can result in the wedding venue being shut down due to non-compliance with the ordinance. 

Time to buy stock in Crystal City Restaurant.

Like other local breweries, Pfriem occasionally pairs up with restaurants and do private meal pairings, go if you have the chance. 

Time to shut up.Good Luck and Congrats!

Because I started out managing all of them myself, and I didn't want to (1) learn more geographic areas than that and (2) spend time on the road for management.Anytime there's a real emergency - we have lots of ice storms, I had one property fire, water leaks where the tenant can't find the water shut-off valve (something you should always point out at move-in), etc. - it's a definite plus to be nearby.There are so many reasons I prefer to have properties near including knowing what's going on in those locations - market values, legislation, zoning changes - so, for me, close is a must if I'm holding long term.That being said, people from big cities, like Atlanta, think I'm crazy.

They shut down the phone line and so far haven't responded to emails.

I waived the home warranty as negotiation tactic because since home inspector went thru house and did not find anything that would suggest there would be problems with covered items on the home warranty.Home warranty does not cover pre-existing conditions, but makes exception for real estate transaction, if1) malfunction was not know to seller's agent, buyer's agent and home inspector.2) malfunction cannot be detect thru visual inspection or simple mechanical test.so here is my malfunction that ended up costing me $1300.the shut-off valve to the kitchen faucet made a grinding noise and started leaking when i was turning off the supply to the kitchen faucet. this is day 1 in the house. i also had toilet tank spurt out water from the side, whenever i flush the toilet, indicated a seal issue--again day 1. not sure how the inspector wasn't able to catch this.because i live out of state and had to go back to work on day 3, i had somebody come out to replace a total of 7 shut-off valve to plumbing fixtures, 1 main line valve, and 1 water heater valve due to corrosions on the these valve parts for 1300would home warranty have covered these replacement or would they try to wiggle out of paying for them saying the corrosion was visually present, and when not present, the leakage would have been detected had somebody trying turning off and on the shutoff valves or flushed the toilet?