I am only interested in getting the job done correctly, but after thinking about the extra time I will spend, the buyer that I lost, and the extra monthly HOA payments I'll be making, it seems their inaction and not doing what was asked correctly, is now costing me money. 

My current plan is to spend the next year learning and and focusing on two upcoming rehabs before I start investing myself.

One thing you seriously have to consider is whether the turnover/vacancy involved would have a big impact on your bottom line - for example does your property manager take 1/2 a month rent to find a new renter, how much would you spend in cleaning/paint/carpet/etc between tenants and if it is a cheaper property in the area, are your tenants going to maintain the property well? 

Assess the condition of the proprty and create a capex plan, so you know when you will spend money and how much.

@Tyson LeePlease spend more time learning before you buy anything.

I spend a lot of time arguing, listening to crying and cleaning up messes.

But in the process lost my job and had to spend a lot of time looking for work and then working.

I looked pretty hard there this year but couldn't find a property that was a good enough value or a good fit with the funds we had to spend.

I'm generally going to let the occupants stay since they ate already there as long as they continue to take care of the property and keep paying the rent.If the rent is low dont start off with a major price increase unless you do want to loose these tenants, spend money on getting the house ready for new tenants and loose a couple months rent while all this is going on.

MY WHY: I grew very frustrated with not having enough time to do the things that are most important to me (mainly spending time with loved ones and tapping into my creative side).