They have violated dog policy without paying dog deposit and recently the tenant bring someone else knew as he claim new wife.

If the repairs being done by the contractor are due to inspection items uncovered during due diligence and a condition of purchase was to have the units fully rented, I do g see the issue by seller performing.  

You could be what we call in this industry a "bird dog" for the mentor.

Guard your cash like a rabid dog.

Here's what I have on this....Purchase price = $20,000  (it's a 3/1, and one half of a duplex)Repair/closing/holding costs = $46,500 (it's also a dog, though has great bones, no foundation issues, and no "major" structural problems, just needs everything)ARV = $80,000 (maybe closer to 90k, trying to be conservative with all numbers)Rent = $1,100Vacancy = 8%CapEx = 5% (since most all work will be completed)Repairs = 5%Ins = $55/mo.Mgmt Fee = 10% (to pay myself)Property taxes are currently $125/yr., though will increase in year two to aprox. $750/yrThis is by far the worst property on a great street, probably a "B" area with many young families who are buying properties in the area. 

So 6 people in a small 750 sqft 2 bedroom apt (plus a large companion dog).  

I could find nothing wrong with the house other than the atrocious smell of cat/dog urine, and staining of the hardwood floors.

You're essentially their bird dog, agent, and contractor all rolled into one, and you just paid THEM for the privilege.  

HAve worked with bird dogs in the past. 

@David Bokman Ahhhh gotcha, I working on building a bird dog list as well and once I can really focus on that then I'll probably do everything local and in-house as well.