and patch on the ceiling (HVAC Re-route)- Master Bathroom( plumbing - shower stall not properly installed and leak going down to crawl space, cabinet not secured to the wall, GFCI not grounded, faucet aerator leaking)- Kitchen (damaged vinyl, exhaust not working, very dated kitchen but I think I can salvaged the cabinets and just replace the tile countertops)- Ceiling fans are not operable and missing HVAC registers.- Garage (moisture stains, wall damaged, laundry hose bib leaking), partially converted to a room.

It is going to need a complete overhaul on the inside due to water damage from a recent flood.  

@Rob Beland- We only count the deposit as income at the end of their lease, if we have to keep money for repairs and damages. 

Even better I would love to hear what  our regular big government advocate Bill Gulley can add as to why you don't need an LLC because you should trust the courts  to make the right decision regarding your legal culpability and bow down to their wisdom in distributing your assets in an equitable manor to damaged and aggrieved tenants. 

I am not afraid of inner city properties because one of my goals is to revitalize them block by block.

But that's a good thing.I was considerate with my placements - making sure the signs wouldn't block any important side mirror views and such.

If it were me, I'd ask her to give her notice (it will be short of whatever your minimum is) and tell her that the day after she moves and you confirm that everything is in order (move out inspection, damages, cleaning, etc.) then you'll begin showing it to prospective tenants.  

First, the house has fire damage.  

We fixed the damaged condo & re-listed.

You're gonna be looking at a lot of tenant damage plus more from the locals.