Well, I think she is using the "will" as an excuse as she had mentioned that she had a friend take pictures to show other investors.

Assuming he keeps it somewhere visible, visible without you having to enter the property, you can then use that as a "emergency" excuse when you do not see the tank outside.Bottom line you are absolutely going to have to get rid of this tenant, it is simply a matter of catching him in violation asap and moving forward with a eviction.

How long will it take to complete the rebab and double the time and cost for insurance and utilities because almost no contractors complete jobs when they say they will and you there is always b.s. excuses plus dealing with building inspectors and if you go without permits there is a chance you will get caught.Attached, is a breakdown with a guess for your numbers.

Michael Barbari , after refinancing ( excuse the dump question) in my case the house will gain value from $15 to $70 after repairs, according to appraisers.

It all comes down to leverage...A good GC will definitely make your rehab go a ton smoother..Trying to manage a bunch of subs can be a night mare dealing with their excuses and if you are not a good manager yourself they will run all over youA GC will give you back your freedom and help you do multiple projects at one point

Long story short this guy gave me lots of excuses, never payed other then the first months rent,  live there for three months and bailed.  

Excuse my ignorance, but could you elaborate on the pre and post closers?

Being a Sunday isn't an excuse. - it was a failure on their part to think ahead.

I would find any excuse to fly somewhere, cost didn't really matter(I just wanted to fly)...this picture was taken 2003 when I was working on my instrument rating, nasty rainy day in Raleigh...popped up on top to a great sunset...flew to Wilmington for dinner, then back to Raleigh...Hard to put a price on that!

I'd say your number 2 is twisting a bit, no real estate broker, this is for mom and pop selling or leasing their home, I doubt a landlord in the business of leasing properties will be excused because he doesn't have a Realtor or because he owns the property, look deeper to the intent and applicability of the regulation, while it may not be spelled out, I'd say if I had 50 rentals tey would look at me to meet higher standards of care in my dealings.