Adding $1,500 to our expenses, and depleting our savings account by a ridiculous amount is not the move right now.

ON the Trailer Morris talks about High Rental REturns there in Indy having the same issues.. and I think Jim might have interviewed them.It appears High rental returns put a stop to what was going on and righted the ship other wise you would see post on folks that had a bad day working with them.. this is not unique to any of us.. myself included.. we run into bad actors what we do though is stop.. clean up and move on.  

I make a deal with them that if they are willing to finish the work agree to clean up and paint and get the place back to good condition I’ll accept only half the months security deposit to save them money and get it how they like it .

Words and definitions are important for you and the Tenant to understand.The problem here is that you charged a "pet cleaning fee" so that implies you are using it to clean up after the pet.

Using the rehab loan clean up the existing structure, and utilizing a portion of the foundation, add a modular or steel duplex over a basement thereby achieving 4 units and hopefully all in under 450k. 

I never had to replace the trash cart or clean up the yard or clean out the shared laundry area, etc. !

I asked the tenant to clean up the mess bc she knew it was her fault, but now wont admit it, and she said she would.

The original inspector was also there and saw where the seller tried to "clean up" some of the visible mold that was originally listed on the inspection.

I got quotes for basic yard clean up and it is $1,000 for  8hrs of work.

If for whatever reason capex were to deplete I’d replenish accordingly.