Scenario:Arv 490kReno 30kRents for 3600m or if I split up I can rent it for 4200m It’s located 5 blocks from my house Here’s the sticky part.

They were able to clean up all of the stuff that was able to be vacuumed but now there is still a decent amount of paint damage to the carpet and other surfaces only in the areas they were doing touch ups.

Delay could be used in damages...assuming the Seller is not judgment proof.

They have dogs, which may have caused some of the damage, but I think it's mostly time and wear/tear. 

She has vacated the property -- which I'm thankful for -- but left lots of damage on the way out. 

The neighbors house is more rundown from everyone else's on the block so my wife and I thought it would be a good idea to BRRRR her house.

You can step outside, go for a walk around the block, sit in the car, etc.

If she hadn't been such a PITA I would have given her the stove, but she's the kind that would have taken the stove (it still worked but all the wiring was severely dry-rotted and exposed wires were everywhere), put it in her house, had a fire, then asked me to cover the damage.

A faucet is or toilet is used 10X as much, more spills on carpet and more damage to walls, etc. 

Originally posted by @Eyo Ephraim: I don't mind Boarded homes as i am looking into the BRRR method for of the properties in the area. it just needs to have a good upside for refinancing.Board ups aren't a problem if you're buying the only one in the area, what I meant though is that most investors don't want to be on a block thats full of them (which will certainly limit your upside for refinancing).