They all start off good but it seems with time they can go to sleep at the wheel.

Having been one recently I can testify that they are likely sleep deprived, anxious over kids sniffles, and exhausted from moving in.Are they concerned about lead or other contaminants?

This way, you can give the bedroom and new bath to upstairs as a master suite and start collecting rent.After rented, take the remaining floorplan and take your time creating an efficiency unit, updating the kitchen and bathroom as well as creating a main living/sleeping area. 

I think increasing the rent $25 was a fair offer, if they aren't willing to do that or can't afford it, and they aren't maintaining your house, I wouldn't lose any sleep over losing the tenant.

Also, make sure you have emergency savings (3-9 months of monthly expenses saved) & a savings for real estate (for a total of $10-20k, whatever will help you sleep at night if a deal goes bad).It's better to save money & get a nice property, instead of buying property under 50-70k.

Of course there are risks to host strangers in your house or sleep at a stranger's home.

IMO that would be a violation of Fair Housing based on familial status.The usual formulas for number of occupants are:2 x number of bedrooms(2 x number of bedrooms) + 1The one at the end is to allow for sleeping on the sofa ;)So a 3BR house would sleep 6 or 7.

This complex is a 2 bedroom apartment on the main floor, 5 "sleeping rooms" on the 2nd floor and 5 "sleeping" rooms on the 3rd floor. 1 of those has a small/tiny kitchen.

Don't expect it to be right away, I do have another job working graveyards and I sleep in the Day time (Vampire hours, ugh) but I will get back asap.To the Moderators for this section, if this is not in the right place I am sorry and if it isn't please put it in the right forum, please and thank you.

For me - if I am at a computer...the internet is soooo tempting (hence why I am currently on BP)...and so is sleep ;-) So the class setting worked better for me, plus you get to network a bit.