On top of that, they spent over $800 in the span of ~50 vacant days.Long story short, I am willing to pay Meridian Property Managment (in Memphis) the average cost of utilities, but that only comes out to $438.75 for the days they were there.This would make me $372.73 (utilities owed) + $200 (they did not replace a fixture, as confirmed by my realtor) short of what they are asking for, and they are threatening to file a lien (presumably mechanic's) if it isn't "paid in full."

I'm shopping in Long Island NY and it seems impossible to buy using the 1% rule in this market.I've done some more detailed analysis of deals and it seems like 0.8 might be appropriate here; mMy analysis works like this:Run comps for rent and determine market rentCalculate 85% of market rent and I have my "effective rent" (deduct 5% each for vacancy, management, and CapEx)Calculate PITI (principal, interest, taxes, and insurance)If effective rent > PITI; property cash flows?

When getting a brrrr and the property is bought in full can I still get a cash out refinance loan from the bank or do I still need to owe them a mortgage.

How much do you owe and what's the value of the property?

seeing how we probably wont go to court until June,  he will owe $9900 in past due rent NOT including late fees. is there a way to collect or report him to the credit agency or do we just take our lumps and call it a loss? 

Reserves for GP: was looking for 3-6 months of Debt+Expenses, now probably looking 6-9 months or 6-12 months (Debt+Expenses) as reserves.Agency lenders are requiring 12 months principal and interest reserve (Freddie) or debt service reserve (Fannie). 

This month sure enough she reach out on 4/30 asking how much she owes this month.

I would...Take that money and provide her with a receipt that clearly states what it is being applied to and how much she still owes.

He doesn't owe anything and is mostly healthy but wants that house to stay in the family but I don't want forced out if something did happen or to lose my investment.

Here is the piece you can hang your hat on and show the renter:"Prohibits landlords from treating unpaid rent and charges as an enforceable debt, unless the landlord demonstrates by a preponderance of the evidence to a court that the resident was offered, and refused or failed to comply with, a reasonable repayment plan that was reasonable based on the individual financial, health, and other circumstances of that resident.Note: All rent payments delayed through this moratorium will still be owed but a landlord must offer a tenant a reasonable repayment plan to enforce any collection of that debt."