hehe, nice thread.now beside the already suggested minivan (last year chrysler/dodge had a brand new dodge caravan AVP a more "base-model" for around 17-19k + title+registration+dealer fees)-ford freestyle (if CVT transmission doesn't hit you with the 4k-7k repair/replacement)-ford taurus X-ford taurus wagon (fleet-use/maintained 2001-2004)-ford focus wagon(2005-2007)-ford transit (they could "eat" a whole pallet)-dodge magnum (the wagon, not the truck)-mazda5-chevy hhr-if diesel: jetta wagon diesel or passat diesel (with the even rarer stickshift and large gas reservoir  conversion you could get 1,000+ miles per diesel tank); good diesel and vw mechanics in the close area mandatory!

I had to leave some reserve in old account to cover any outstanding checks.

Also, the late fees come out of the first dollars paid in curing the default (late fee first, the balance is applied to the outstanding rent). 

Also, ask if they have any outstanding maintenance issues or other concerns that they would like addressed and let them know how it will be dealt with.We don't touch leases (unless there are outstanding issues like non payment or other violations) until we feel the management is under control.  

I think I see where you and @Jerry Bruckenheimer are confusing yourselves.Here's an example:An open account with an outstanding balance.If you close that account, here's what changes and what doesn't...Well, what doesn't change is your total indebtedness.

It could be the outstanding taxes, violation fines and/or liens.  

I don't buy anything with existing tenants for reasons just like this, but if you are going to, you need to have copies of the legal agreements with the tenants before you close, all legal funds held in care of the tenants (i.e. deposits) added to your funds disbursed or placed into escrow with a disinterested third party, with language stipulating access, affidavits of no outstanding mechanic's liens, etc. 

I understand the desire to get answers but I would think sending out the survey as is would open you up to further financial pain, this time from your tenants.Even if the attorney gives you the OK, I"m not sure that I would mention anything about the former management having issues.You may get your answers and be better protected with a more generic letter introducing the new and improved management team and encouraging the tenants to bring any outstanding issues to their attention right away. 

I would personally never take a partial payment only the full outstanding balance.

A title search costs between $75-$150 and is money well spent compared to the time spend and the risk of missing an unrecorded municipal lien or an outstanding interest, etc.