I fund below-market deals in Austin regularly.  

You cannot assume that all the people in it all have clean hands and clean hearts and nothing but honorable intentions.

From the pictures, all the equipment has been ripped out and looks like a "clean slate" inside.

If she is not current on her rent, send a 3 day notice to terminate via certified and regular mail and file eviction if she does not become current. 

Now, I need to know the exact usable space, wetland delineation, water & sewer hookup cost, mitigation banking, cleaning up the trees, construction cost as exact as possible.

Thanks Wayne - my wife was suggesting that route also, do you think it is worth it to clean out first?

They'll run the serials (if they have serials) and check if the firearms have ever been used in a crime.If they're clean and clear, I disagree on disposing of them. 

I provided a gift basket which contained the following: (call me crazy) Laundry Basket (new to hold the items and because no washer/dryer in unit but onsite)Small Tide Pods package (to get that starter load going)Cascade Platinum package for dishwasher (probably a years supply cost like $10 at Target)Swiffer new for laminate floors to keep clean ($20?)

You only have a loss if your adjusted sale price is below $110k - $20k = $90kYou adjusted sale price of $115k is between the two numbers, so you have neither gain nor loss.Past suspended losses of $35k will be released and applied against your regular income.

The rent needs to justify being able to maintain a clean functional rental though so do that analysis as well.