And just to be more ambitious, this is the list of everything I want to do:- Clean all the junk and debris from the house and yard and demo the shed in back- Replace the roof and fix the gutters/soffits- Landscaping- Replace all the windows with double-pane vinyl windows- Replace all the floors in the house (ceramic tile for the kitchen/bath/laundry room, and vinyl plank for the living room and the upper level)- Re-do the bathroom with new everything -- plumbing, tub, shower surround, floor, sink/faucet, toilet, mirror, accessories- Re-do the kitchen with new cabinets, counter tops, and sink/faucet- Paint the entire interior (white ceilings, beige for walls, white for trim)- Replace all the light fixtures, outlets, and switches- Replace the front and back doors and put in new locks- Add smoke detectors and carbon monoxide detectors as required- Finish off the upper level (that was begun by someone else)I want my rehab budget to stay at or under $30,000 and I want to complete everything within 2 months from closing. 

If she refuses to stop smoking in your property, I would call the local housing authority and find a nearby property that does allow smoking.

They say the plumber says it might be a crack or leak and want to do a smoke test.

Managing an out of state property is a definite option for me, however it is very difficult to travel to different parts of the country just to look at possible investments.  

But that means traveling if you're out of state, which will almost certainly cost close to or as much as any judgement.

But we do travel further for some of our clients.  

I'm full time employed but when I'm not traveling, I'm driving for dollars.  

I think finally the asset manager might have gotten tired of it, and also all the other quotes we sent in regarding other issues with the house - so when we asked for a $50k credit, he was willing to work with us.The bank is Citibank.We have an appointment to get the C/O and Smoke Cert today.

At the end of the day, the acquisition part is the big hit on traveling.

I would suggest you contact the following people on BP and perhaps meet them for a beer and smoked wings at Saws. :).