Except that you have told her that she can stay.If you want to give an incentive, I would document a few options on paper, go talk to her, and leave the paper with them to consider their options.Is the house likely to remain a rental, be owner occupied, or could go either way?  

The rental market, aka vacancy rates should remain good in Fort Collins, but from an investment standpoint, ROI and cash-on-cash is not looking real good.

You may have to pay a structural engineer to do a review of the building to figure out what framing/roofing needs to be replaced.Any decent general contractor can help with the remaining estimates and repairs, get some referrals from other investors in the area. 

Details:Current home (3bd, 1.5 bath, 1404 sqft)Purchased in 2008 for $179,500 (FHA)Remaining principle/Rate: $155,000, 3.625%Current Value: $311,000Monthly payment: $1044 (includes $70 PMI) Convert to Rental:Cashout Refi: $70,000New loan Amount/Rate: $225,000, 5.0% (?)

The bathroom floor is so soaked with urine that the entire subfloor needs to be pulled up and replaced, and a new floor laid down.The entire apartment is a mess, and full of old clothes and trash.It is obviously not in showable condition.So my question is this - since the verbal agreement we made was broken (not moving out the 15th, not providing pictures, and not leaving the place clean) do the terms of the original lease remain in effect?

. $1,500+950 = 2,450.I would like to update the cabinets and am thinking of creative ways to update them with the remaining $1,050.

I was thinking about letting my kids live here and doing my normal routine here, letting them remain in school here, and just going "home" 4-5 nights a week and coming back before they wake up.

If you live simply you can build cash quickly for little investment in tools and alot of freedom with your remaining time.

Your description doesn't sound like a place that needs a full time manager so unless they are performing other services that cost is way out of line and I find it hard to believe an association can remain solvent giving up 33% to a pm. 8% for reserves is actually pretty low in most cases.

I am hoping that my tenants actually move out by March 31.  However I have little faith that they will be able to get their RV and fish house out by that date.  What are my options?