You'll never catch a fish unless you have a line in the water.

It's just nuts what happens there.

Here is the original text of the e-mail from the worker completely unedited besides names "--XXXX XXXX with XXXX Electric here is a rough est to replace panel with 20 pos panel $800 but could be more if we have to replace pipe coming in, to install cans to cut in cans and fish in cans your looked at $275 per can + cost of can and trim 14 × 275 =3780 + price of cans, if ceiling is completely open we can take $60 off per can we charge 200 per opening and 225 per circuit, dimmers ate $45 each time and mat to move circuit for laundry and anything else that need done just let us know when your ready"The original breakdown of all the work by the worker had these 2 line items: 12-Instalm 10 opening at $200 per opening=$200013-Install 4 circuits in kitchen at $225 per circuit=$900"The actual invoice changed 12 to read "Supply and Install duplex G.F.C.I. outlet in bath or kit. 

Pass, there are better fish in the sea.

Thanks to all of you that help me crack this nut.

People saying that by paying all cash on purchase, they are "cash flowing way higher" are nuts..... your "cash flow" is paying yourself back all the cash you already dumped into the property.... you are taking $$ back out of the huge deposit your just put into that bank..... that's not "cash flow".....yes the "cash flow" goes WAY up after you have owned it for 15-30 years and the TENANTs have paid off your mortgage for you... they paid the mortgage and interest....not you.Don't like debt and fear being overleveraged.....all good things to feel..... but don't go overboard and not maximize how your hard earned cash can make you more $$.

Waterfront views with it own fishing pier.

It is funny how they go nuts over mold/mildew yet there is filth everywhere else in their house they don't seem to notice. 

-In Closing-In a nut shell, if this was presented to me as a Private Lender, I would do one of two things...one throw it in the trash or I would lend no more than $43,000 on it and you would have to have and verify the rest of the funds required to make it happen before I give you anything.Not sure if this helped you, but since you have time to get out of this deal...may want to reconsider...but I'm only one opinion of course!

I am open for suggestions...I would find a new PM.  500 dollars for an eviction is nuts.