As you found, a rejected application because of your bad referral means you are stuck with the tenant.Eventually though they will only be able to rent to folks who don't screen, and those are usually the worst places who don't care about bullet holes and pests and rodents and code violations.Don't ever stop your eviction process until they are out of the property and you have keys in hand and have assessed all the damages.

But, I like having all of the exterior maintenance taken care of. 

Unless there has been a reported or recalled flood like Houston, N Carolina few cared or discount them.....The real question is how much is the mandatory flood insurance per year with a loan?

Looking for 10% or higher CAP rate from rentals…better returns than index fundsOrBuy and rehab/remodel an existing apartment complex in a B neighborhood and hold…I rather do the former (low maintenance)Location:I was thinking Orlando, Tampa, Jacksonville areas…good demographics, steady real estate appreciation, low unemployment, relatively low real estate prices… I currently live in Seattle area and the prices are extremely high for this kind of project.I am willing to temporary relocate or commute in order to manage the project (wife will take care of the existing business).I am looking for advice, suggestions, comments

It would be best if he calls the city and asks them to turn it in (although it is already on) in order to establish service for 2 reasons: (1) He's going to need to have the water on for the when the property gets inspected (banks won't loan unless everything is proven to be working) and (2) Right now the city could charge him with theft of water by turning the water back on himself (well, really the contractor did it but the city does not care). 

Now ABC is behind at the supplier , he gets cut off , supplier puts a materialmens lien on Job 2 , and job 3 , so these 2 properties are tied up .

If he does not respond in kind tell him you are there as a care taker and he is violating the fair housing act. 

But certain homes are getting a price cut. 

I would just cut my losses and move forward with repairing the unit after they move out.

The common areas taken care of by the HOA were all the exterior parts of the units, and the pool.