-Preventative maintenance plan-scripts...

I have now written a letter to the smoking neighbor (who is the owner of the below unit, not a tenant) and forwarded the tenant’s letter to the HOA, pointing out the clause in the bylaws preventing any "noxious or offensive trade or activity" (there doesn't seem to be anything specific to smoking, but I think this clearly covers it). 

Before levying any kind of penalty on the tenant, you'll want to know if Houston (assuming that's where the property is located) has implemented any type of watering restrictions that has prevented the tenant from watering the lawn.For example, in San Antonio we've been under Stage 2 water restrictions since April, which limits residents to watering their lawn only once per week using an irrigation system/sprinklers, and only at specified hours on that one day per week.There's even some discussion about San Antonio possibly moving to Stage 3 water restrictions, which limits watering even further to once every 14 days.

If you must flip in a flood zone here are some things you should do/know1) Find out where in the flood zone the property is located and the last time it flooded2) Ask the seller for the elevation certificate and see in any preventative work has been done to stop flooding or reduce the insurance rate 3) Review your ARV number, make sure its extremely conservative as the flood zone will probably result in a lower than average price (also make sure the comps you run are in the same flood zone if possible)4) If you take on the flip make sure you provide extra info about the status of the flood insurance and provide written flood insurance quotes for potential buyers5) Water proof the home if it makes sense to6) Host open houses often, don't trust agents to break down flood insurance and the risks associated to potential buyers, it won't happen.Those few steps should help, know your numbers and if they don't make sense don't be afraid to pass on this one, remember no deal is better than a bad deal.

Also, how did you all go about structuring your "nuisance prevention plan" and "neighborhood response plan"?

And I keep my properties in good shape (and get them into good shape when I buy them) to ideally prevent issues before they happen. 

Then get your own place and rent out that unit.You can be local to the units you are taking on and prevent a lot of problems that happen with OOS.I agree that $15k is too low for you.

For instance, you could agree to cancel some of their outstanding debts, and/or you could make it clear that their security deposit will be withheld if they don't leave under your terms, and/or make it clear you will file a lawsuit to recover the money they owe you if they don't meet your conditions, and/or get a collection agency involved, and/or you can make it clear there will be an eviction for non-compliance with the contract (among many other methods)...I would also suggest reading up on cash for keys, and seeing whether that strategy could work...talk to the tenant to get an understanding of why they are staying, what things would prevent them from leaving, what things would incentivize them to leave, etc.  ...ultimately, you need to create a new agreement (in a new contract), where the option of leaving and abiding by the terms of your new contract is MUCH more appealing to the tenant than the option of staying and/or violating the terms of your new contract.  

I don't know exactly how that works and if that can really prevent her from selling her house so I didn't know what to say to her other than I was going to find out if I could help her in any way. 

Hoping someone can help me give advice to my friend.She is looking to buy her first house in Wisconsin. It is an old farmhouse in central Wisconsin, currently occupied. As it is in a rural area, it has a septic fiel...