They just had a baby so we thought we'd get a gift and $25 and pay them for the trouble.

IE I don't think I would have a baby in a 60 year old house where you might be raising dust.If you are just putting down a little tile, have multiple bathrooms where you can work on one at a time, or maybe you just need to do a little painting, that is a lot different.For the most part we have just gotten either ourselves and/or our contractors in to get work done before we move in.

I have zero experience with this, I am a baby agent who works mostly with builders and construction.

Hi Marian.I think many here will agree that perhaps the BEST course of action is to find a portfolio lender in your area, put on some nice clothes, gather up your plans (and financial data) and go talk to them.Portfolio lenders don't sell off their loans on the secondary market, so they aren't as restrictive.

Your clothing is an asset.

I had a tenant once that was running a faulty clothes washer which was on a continuous cycle.  

Renters insurance typically is capped at $7500. and covers their clothing, dishes, television... not what you own.

I try to explain to her that certain areas are up and coming and investors in early make the big money. she said "what if you are out of town, and I need to bring the baby and fix a problem, I wouldn't feel safe here" And yes I explained the use of a property manager. 

Found out 2 months ago that baby has a severe heart condition which best case scenario will require multiple surgeries and hospital stays.

After all, reducing payments is, essentially, increasing your usable income every month.Dave has a list of "Baby Steps" that will help you get moving in the right direction.Good luck in your endeavors,