After you get the issues with the roof, the floor joists, the shower, the toilet, the flooring, the electrical and the mold taken care of, what's the delta between what you paid, what you spent and what it's worth? 

Quick poll...how many landlords on here whose tenants broke the lease actually paid through the end of the lease??

I recently decided to buy a flip that I paid 125k for and put 20k into, making a total investment of 145k. 

You will be hounding them to the ends of the earth to get paid.

And rents rise EVERY YEAR HERE, even in the downturn of 2008 my land lord jacked our rent up and we paid it, why?

My main question is whether to rehab, refinance and pay the back the 401 to avoid fees, or BRRR to continue growing my portafolio and hope to recover the fees paid at some point (ROI).

I believe, all federal liens remain and must be paid even though if they are jr liens.

The renters paid for October, then went out of country for death in the family.

I paid the taxes, insurance, utilities, landscaping, etc.

That's why I chose a SFR in very good condition; everything is done and paid for by the tenant.