What i havent mentioned is the tenant and her kids have  been a nuisance for some months now so them leaving isn't necessarily a bad thing, but i don't want to be left high and dry.

Ended up costing almost 15k extra due to all the dry wall work and rewire.

Items like flooring are pretty cut and dry but not sure how to proceed with expensing out an entire bathroom or kitchen. 

@Adam Johnson and @Chet Mazur it rained all day Friday and Saturday so on Sunday my Dad and I went to the complex to check out the parking lot and it was completely dry.

But don't set your expectations too high, consider it a dry run.

A little dry and very factually / study based but it's a good read.Currently reading "7 Habbits of Highly Effective People".

Now in other markets because of current market conditions foreclosures have all but dried up so an investor working in those areas that were going after REO's and such don't expect to much deal flow coming from those strategies so now they are focusing on other niches.

That just doesn't make sense.I know that most of the foreclosures these days have dried up.

MLS is slow drying out ..REOs getting more expensive ...more people with credit or money..2009 is over ;-) so yes ..work with whoever brings you good deal !!!

The second (which was twice as much) included tearing off the existing roof, fixing all the dry rot, then re-roofing.The dry rot isn't horrible, but there are a number of areas where dry rot exists.