@Aarron Light  Super interesting.I've always wondered about moving a home from a low cost of living area, where you can essentially purchase it for free or next to free and relocating it, within reason, to a higher cost of living area, set it and be well ahead.I was going a little extreme and wanted to relocate homes from Ohio/Michigan over to Ontario but couldn't seem to get any traction on import regs. 

Life happens, and if an otherwise long-term good tenant is late on a payment for some reason, or needs to double up next month or 1.5 over two months, and it really only happens once, I allow that.If you have a 4.5 year tenant who you said is decent, and who is late on one payment in 4.5 years, and you are evicting them, you kinda deserve some vandalism!!!

@Lindsey Thomspon wood rot (potential siding and window leaks), mold in attic could be a ventilation problem with the bathroom, ceiling damage from leaking bathroom above (in walls too most likely), water in the crawl space (poor lawn grading which is probably the reason for most of the moisture), just to name a few.

If its a 4/10, and its a 3 story 3105 sq ft that bid seems more reasonable, but maybe still high?

That being said, there are reasons you may want to hire an adjuster such as, not being able to meet with the insurance company adjusters, not being familiar with the coverage, not being familiar with the reconstruction process.On the claim process in general, gather what documentation you can on the items damaged or the parts of the house damaged.  

For that reason in a situation where a tenant is below market my advice would be to give them fair warning you will be putting them to full market rent.

Hey @Paul Martin is there a specific reason you say 20 years or just generalizing a long time due to student housing?

Inform the prospective tenant that due to the amount of people your going to anticipate a higher water bill and would have to increase the rent ( what ever you deem reasonable) .

Also there is no reason not to use a quality realtor to lease it, its a free service here!

The reason im having trouble deciding is because i have 4 very solid comps for my area and 3 out of the 4 put granite countertops.