I don't like your tone or your condescending posts so I wish you the best, but I wont be responding to you any longer.

when I build spec homes after sheet rock I let them chose colors from pre selected items such as granite and tile and I say approved paint colors usually a grey, beige, and brown tone.  

Time to flex my marketing muscles and find someone who wants to pick this property up.Thanks again for the help everyone!

Its going to need like 10 - 12k in work before re-renting it tho.  

Hi BP,I just acquired a property in the DFW area and of course I'm going to need some foundation done.

Therefore having an tenant occupied space would be at a discount.Honestly as a investor in single family I probably would not give you any credit for a long term tenant because of a few factors.1) Market Rents - Have you been increasing the rents to market every year2) Deferred Maintenance - Since the tenant have been in the house long term, are the carpets walls, etc going to need a larger turn over.3) Lease Management/Tenant Training- I have a 16 page lease and have very specific expectations from my tenant regarding repairs and other responsibitiies.

Also its going to need $25k-30k in repairs. 

I don't want them to need a reason to leave. we have had people in homes for 5 yrs. some are 3, some are just 2 and leave.  

If you are selling to a home buyer, then they are going to need hand holding.

The tone of the situation between us is much less dark than I think it sounded.