Essentially, I would be taking all the monthly payment risk, vacancy, turnover, and deposit/damage responsibility from him, in exchange for a deal on rents to compensate me for that risk.

i have a distressed owner in a decent area , and the arv of the property is 204kwith no fire or water damage .what should i offer initially ?

(I saw the damage and other tenants reported hearing the noise.)

Let them know, if they move out before the eviction and everything is clean, then you won't pursue back rent and damages in court.Otherwise, the Sherriff will come riding up this week, kick him out, lose his deposit, and a judge will help sort it out in a couple of months.

Some examples would include any unpaid rent, late fees, or utility bills and damages to the unit beyond normal wear and tear caused by you.

Even the resale value would be suspect for me because the tenants would likely damage it or fail to maintain it properly.

The good thing is it's easy for a DIYer and it doesn't get damaged by water.

At $800 / month, is there a different method for accounting for evictions and property damage by tenants?

As well other expenses, such as broken appliances, other impending damages, and vacancy.

We have moved all our clients from his management a while ago so no damage to us just a big pain.Been trying to recover monies ever since.