Only once or twice have I been stuck with a tab, and it was usually just a drink or two.  

I have a broker who I have been working with and lately she has been sending me deals on 3000-6000 sq ft lots with nothing on them, but I have not taken the deals purely because new construction is not in my plan.

Fannie Mae actually encourages lenders to re-brand their stuff to create a sense of exclusivity (which confuses the hell out of borrowers), but at the end of the day it's going to come down to one of those two products (regardless of branding), or if it's a pure private sector loan then the interest rate pricing will be atrocious (it must beat a Wall Street index fund PLUS have a risk premium, or the lender/investor would just invest the money in a Wall Street index fund instead of lend it to you). 

She chose the former, and with this being my first purely investment property purchase, I made the mistake of not requiring her to use bonded and licensed professionals to make the improvements. 

As was mentioned, this would be pure goodwill and I would just change the knobs and eat the cost.

Right now, and for the foreseeable future, northern Illinois in a pure cash flow market.  

without knowing anything about your landlord/tenant laws, this is what I think...they pay for a whole month. if a tenant decides to move out in the middle of a month, you wouldn't refund half the rent. same should apply here. that being said, typically you are not allowed to earn double rent so if a tenant left halfway through and you re-rented immediately you would then have to refund original tenant.you are now taking rental off the market, so in my opinion the right thing to do would be to refund for any days you occupy, same as if a new tenant were taking over. if you move in on 15th, refund 1/2 if you move in on 20th refund 1/3, etc. that's my moral assumption, and is not based on your local laws and is not intended to be taken as legal advice.now...if you wanna be a nice guy you can refund half the tenants rent for the month in light of the fact that you are forcing them to uproot their lives, and thank your lucky stars you are not in a state that requires you to pay moving expenses when owner occupying...this is purely a good will gesture though and has no business value

There were two bottles for two guys, so I don't get the feeling that they were drinking all day.

There in the courts now because they want to heavily taxe soda drinkers and not fancy Starbucks drinks.

We could grab a meal or a drink and discuss property managers, contractors, lenders, Realtors, attorneys and all things having to do with Pueblo Real Estate investing.