Its infrastructure was in pretty good shape but cosmetics were terrible with water damage, missing toilets, sinks, appliances, torn or missing flooring and large holes in the wall.

-Splitting out gas and water and installing a new water heater is $6500. 

She gets to move, I don't lose out on rent.But she don't want to let people in the house for that also.She has damaged the floors (last year) which is a $900 repair.

They purchased a water front property at a great price for cash (from sale of previous home) but are having trouble lining up the financing to do renovation.

Tenant likely uses stairs just as much.A few of these stairs have some damage to 'treads' - few hours and some patch needed. 

So for Home Depot, City Water Bill, Farmers Insurance, Staples and stuff like that, I just do the quick add. 

Although we didn't go through him for the purchase of my parents home, my good friend and realtor Ryan Parker (now with Keller Williams On The Water - Sarasota FL) was great for us when we were looking at other houses in the area before I was able to convince my wife to go with our home now.

I am tired of the interest rate continuing to grow up to 5.25% this year and not cash flowing as well 975 in rents 520 for mortgage now with HOA and Water bill 180ish a month.

If so you can then take them to court for additional damage costs instead of rent assuming your state legislation allowse deposits to cover rent.

Maybe more.Where you can gain some money in this analysis is in the garbage and water / sewer expenses.