Check your state landlord tenant law.Late rent is late rent, past payments are past payments, who cares if she prepaid when her rent was late it was late, partial payment is not full rent.Right to enter is normally 24 hour notice unless a maintenance issue presented.

Second, did you present just a vanilla preapproval, or did you get your lender to do a full Desk Underwriting report?

They are presently on a month-to-month lease, and although they pay their rent, they are not desirable Tenants by any means, and therefore we gave them notice on Feb. 1  that way we would not be continuing their lease, effective March 31.

If it's a $130,000 property that they got for a steal at a hundred grand, dumped say $40,000 on, and its present market value is $150,000 then I would agree $145 is a fair price for a turnkey ready property as long as you literally have to do nothing to it but turn the key and move your stuff in.

Also, if your tenant is month to month, be aware that you continuously collecting late rent might have tacitly reset the payment date, which could cause you to lose if presented properly to a judge.

$300,000.oo Purchased & RehabARV $500,000.oo70% rule applied, Thank you B.P. for the info, giving me the ability to present factual statistics #KNOWLEDGE_APPLIED 

The likely hood is that contrary to cash flowing $800/month on your present investment you are likely negative cash flow after paying a return on the opportunity value of your equity.

We usually have a formal topic presentation followed by networking at a bar, it's good times for all.  

The way the job was described to me was "sit in a model home all day, offer presentations to anyone who walks in, and upsell as many upgrades as possible."

Presently I don't have anyone behind in rent but then again many of my tenants recently received there income tax checks.