I am not keen on returning any of this money back to the main tenant as it is very evident that the damage he has caused on the property with a rotating cast of characters and a pet is likely significantly higher than $2000.5) Legal fees and other costs: Can we include a demand for unpaid rent, legal fees, and other costs in the eviction process for our tenant or does this have to be a different suit?

.), or low/missing Freon.

The question for seasoned investors is, are mentorships worth their cost, or is doing your own research just as good?  

Honestly, I've been getting screwed with some big ticket issues (related to HOAs, selling different properties, continual unforeseen maintenance and costs) and this one really crushed me once I realized it was an actual issue.

It was a cost of $0 to enter this transaction their way, and it could have been a cost of $0 to enter it the right way so it was secured (if they even still wanted to do the deal in the first place).  

My experience has been this is going to be a difficult pursuit - most horse property is located in rural (low density) areas, so you would likely have to rezone the property which would come with opposition from neighbors and possibly unsupported by the municipal general plan.We have found several niches with smaller high density developments where we've found quite a bit of success. 

Cost ?     

I mean a deal will cost you 150k in capital, maybe more. 

The appraisal came in at $120k where the purchase price was $78k and $22k reno cost for all-in of $100k.

Figure out what it’s costing you a day and start there. 2) Increase pet limit to 50lbs. 10lbs is an extremely small pet.