In the end we had to tear off the front porch and dig down 9 feet to wash the foundation, 3 coats of elastomeric sealant along with a waterproof membrane over the whole thing.

The last stretch is level.The problem is that the topsoil keeps washing away, leaving exposed rocks, ranging from golf ball to softball size. 

Those with high counts often specialize and have a well-oiled-machine to process those numbers. 

For anyone who thinks that wholesalers are able to just put a coin in a machine, and out pops a severely discounted deal that we are making a whopping assignment fee on, they are very uninformed and naive, sorry. 

You accepted condition of building / unit when you took over..Wear and tear on carpet this age is ridiculous,, it's has no appreciable life left.You could charge him if he broke a window since your ownership, or that type of damage,, but anything nicotine damaged from your point of ownership is pointless in trying to recover any damages from this tenant.Any why you would have DEEP CLEANED a carpet that was in this type of unit was a waste of your money.You will not get rid of the smoke smell until you wall wash with TSP all walls, woodwork, windows, then prime coat walls with KILZ,, clean all filters, any vents spray inside after washing out as best possible with spray kilz,, don't try to save any window treatments. 

The other option was for them to stay at home and refrain from putting too much water down the drains (no washing clothes, no showers, no flushing toilets) and we would call for a "Honey Bucket" porta-potty to be delivered to their front yard.

As I continued to learn and read I found a book that took a machine gun to our bucket of get out of debt and invest in your 401k plan.  

At the same time I learned and ran my commercial/residential pressure washing company as well.

Not much cash flow in Oak Park unless you have a time machine to go back to 2009-2013.

But here are a few numbers that come to mind- E&O (errors and omission insurance) $500 if paid in full ($650 if in installments)MLS & Association dues $900Parking, gas and car washes I probably spend around $3500 per yearI just had to pay $300 to renew my license.