Nothing wrong with getting PO'd when a tenant causes damages and there's surely nothing wrong with getting a laugh when karma bites him in the butt.  

@Charles Kennedy Raising the income on my w-2 will be easy, I will have to work my butt off  and increase my sales.

A Circuit breaker can actually fail...or maybe they aren't fully resetting it, by pulling it back the entire way before flipping it back to on position.Either way I'd go over check it out and see if it's has to many things plugged in or call someone out to inspect and see what's up. 

Should i just plug numbers or get a construction bid?

If you have any questions at all...just reach out through the forums.I also recommend that you plug into your local REIA's and investor Meetup groups.Best of luck to you!

I had my butt kicked in 2008 through a few passive investments and have had a sour taste for real estate since then.  

Plug in all your trades and this will give you a better idea of a completion date too. 

Even though i plug in the same numbers.

Again, a MLO or RE Attorney can help you with this to cover your butt in case they ever default on the note.

With all of those inputs, you can plug in projections for appreciation (forced & market), cash flow (including rent increases and other inflation adjusted expenses), mortgage pay down, and tax benefits over a 20 year hold period to estimate your IRR.