We wanted to evict our tenants, but with the lease almost being up in two months, we thought there would be less damage if we let them stay and not throw them out. 

Every market is different you do not have to start off throwing money at marketing when you can do it for little or no money that is why wholesaling is lucrative because you do not have to start off with a big marketing budget to get deals.

I am currently looking at multi - family opportunities that i have approx $120k cash to throw at.Luke

A google search for 'REIA' can also throw up some hits.I have been networking with people in SE PA as I am visiting relatives. 

Throw in some cleaning fees and I’m sure you will he well over the security deposit that was given at closing. 

I know this is quite a bit of information, hopefully some of it helpful, but just throwing idea's out there since the question is very vague and unsure exactly what you are planning to do. 

The tenants are just throwing this out there and seeing what they can get away with.

The numbers work for now, TBD on inspection. 2) Worry less about a serious reno since we're already throwing more cash at this than I'd like, throw a fresh coat of paint on it, rent and refinance just enough to make back what we put in.

Throw in the fact that most are direct competitors with me (they own there own rentals) and it is a non starter.  

I find that odd but perhaps this is normal when throwing out on the internet for doing owner financing?