And 3 weeks later when the alcohol wears off, and a heart shaped box of candy appears with apologies--he's back in the saddle.So she wants to control things and have him taken off, you have a contract with him also, what if he wants her taken off and booted to the curb.Cowboy references because  I like @Nathan G.'

@Matt Liu  I think You are trying to give yourself a heart attack or anziety with all the CC's, and especially multiple QBooks.  

I really will take both of your advice to heart. 

If you're a heart surgeon with no debt and making $200,000 a year, you can probably just write a check for the $10,000 roof or $1,000 water heater and a reserve is less important.

The window concern almost broke by heart, as the winters here in Wisconsin got to -38F this past winter.

I am going to have a heart to heart with the tenant and explain the rise in costs for me as a new owner. ( and since she started renting )  She wouldnt be able to rent anywhere else for less than what I would like to raise the rent to... so im sure she will be cooperative and I dont want to put her out either, Im certain we can reach an amount that will be helpful to us both, and raising to that amount slowly allows her to adjust.     

Then she can put all of the bathrooms her heart desires into the property. 

I'd maybe pick out the tenant you have the best relationship with to have them keep an eye on the place out of the goodness of their heart (no compensation!)

So it warms my heart to see this Happening in the exact same manner as my dad created in 1967..

You wouldn't go to an eye doctor to have your heart checked.