Just give 30 day notice and eat the utilities and move on.

A lot of needless pontificating and not enough real information.What I like the most about economics is that there are many different approaches (Goooo ANIMAL TOTEMS!!)

Chasing yield to make the magical 50% rule estimate of expenses work on a pro forma basis can eat your lunch if you aren't careful!

The place will be sold by the time I go to buy another property adn the rest of them cash flow very well. ( by bank standards one makes 1480 after rent8.75-PITI, another about 800 after the same, I know that's not the real cashflow but for qualifying it will be bonus to my DTI) should I not show the loss on my taxes and just eat it (since I don't want to risk not getting a loan if it hurts my DTI) or will it not matter to the bank since it is sold and was sitting empty since I am looking for a retail OO buyer.

If not do a 3 day notice on the rent AND unauthorized pet.This way if they say they are just watching it you have them on the rent.Call animal control on them.Here in Georgia we call and animal control shows up.When animal control asks the tenant if it's there dog they have to sign a form if they say it is.If they acknowledge it is not their dog animal control will take it to the pound and our property management signs the form.Had an incident just like this and the tenant was all mad because she was watching it for her mom who lived somewhere else but would not acknowledge it was hers.The easiest route is to simply tell your tenant having a pet without management approval first is a violation of the lease.Further you can tell them pit bulls are not allowed because the insurance company will drop coverage for the whole building.Insurance does not cover aggressive breeds of animals.Tenant will ask "what if we get our own coverage policy?"

I may eat supper at Gumps and then move to the lounge.

Ed,People can file fake liens all the time.You can go through steps to get the lien removed.Right now it is a mark on the title.If this is a big a deal as you say then you and the other agent eat 300 bucks each and be the hero.Time is money.I would much rather have the cash now and do more deals.Right now the seller and buyer are lined up.If you wait to clear a lien things and personal and business situations can change and kill the deal.Did the lady return the 400 the seller sent??

Is there going to be breakfast/snacks to eat at those times our will be need to have eaten before then?

Commercial real estate is very lucrative, but the costs (due diligence, carry costs, closing costs) can eat you alive.

I'm trying to maximize my experience & would like to eat with at least one new person at every meal.