If you need to do a total upgrade at your 100 unit multi-family it will take a lot less of your time than renovating 100 single family properties.

This place is a gem…Is the "Foreclosures" area available only through "Upgrade"?

I'm also concerned that the legal fees would outdo the amount of last month's rent she would actually receive, had she not broken her lease, and had she done everything correctly according to the lease (which she didn't).The disputed amount is $600 which is last month's rent.

Drive around the houses in your area.... look for houses with bad roofs, beat up garage doors, broken windows, basically distressed looking..... 

its broken.  

The unit had old (but not too bad looking) carpet and we didn't do a lot of upgrades when we bought it, so we thought making it large dog friendly would be fine.

If you put a color closer to the colors of the stone it will blend better, and make the walls look taller rather than broken in half.

Sometimes they've let small maintenance issues go; we find out after they move that a closet door is off the track, the garbage disposal doesn't work, some of the window blinds are broken or jammed, light bulbs not working, holes in the walls from picture frames, tub stoppers missing, smoke detector batteries dead.

>> Rough Electrical- $4800 (bring up to code, install new outlets, GFCI and ARC fault breakers, move electrical in basement to free up ceiling space)Finish Electrical- $1600 (replace all receptables, outlet covers, switches, switch covers, light fixtures, and ceiling fans)This is reasonable if you're upgrading service, replacing the panel and all the breakers and replacing a lot of wiring.

Had I known I would have upgraded kitchen faucet, $75 to change out a light switch...really?.