Redding  Sac etc)My mom lives in Napa and she is OK and has even gone out and shopped she is 84..

Depends on your local laws and your lease, but in many places you CAN charge a tenant for all of the rent payments throughout the remainder of their lease terms.Some states require you to mitigate your damages (attempt to re-rent).

The homework I give tenants is normally meeting their repair or maintenance people or install people, now that saves me time. shopping for me doesn't make sense.

Everyone needs purpose in life and feeling like they are doing something.We were waiting to eat at Cracker Barrel for Thanksgiving and walking around the shop.

In a normal situation where the unit is fully habitable and everything is working, it is true that the landlord could put the tenant on the hook for the remainder of the lease -- subject, of course, to the landlords diligent efforts to mitigate damages (i.e. lease the unit to someone else).However, there is obviously some question here about a) whether the heat works and b) who has the responsibility to pay for it.  

When I was shopping around for 'lines of credit' I decided to call them first.

You really just have to shop around and meet as many potential lenders, large and small, as possible.

When dealing with these small independent shops, you're able to negotiate a better price whereas you can't do that with HD or Lowe's?

Use a shop vac to get the rest of the water after its below what the pump can pick up.  

@Justin Colley  Fannie mae's waiting period is 6 months, not 12, I'd shop around with a mortgage broker to find a lender that underwrites to fannie guides.