The city is changing and recomposing itself and quite a few D neighborhood slums in close proximity to the health care and technology job centers within the city are reversing course and turning back into C neighborhoods.Your biggest problem isn't the financing you think it might be.

I found that I have a low risk tolerance, and I "need" steady income for health insurance and to make sure that the mortgage gets paid.

Do not think you can get away with keeping base cabinets and saving existing tub surrounds if the water got that high.  

Check with the social worker at the mental health unit where she was sent.

This is a Pontiac tax auction home acquired for 25k with an ARV of 80k undergoing approx a 20k rehab. 1 opinion says to add glass door to tub/shower (cost $500), other says keep it simple and roomier with just curtain rod and let the buyer finish it off.

I am taking a risk while waiting for the health inspector and fire inspector to perform their walk through to check the last few issues, but from what I understand, this industry is full of calculated risks.

. - consider adding a hot tub or other "wow" feature that will make your place stand out from others in the area.Best of luck!

Print out all communications you have had with the tenant, and all the times she canceled the appointments, even have contractors give you a letter stating who canceled the appointments. get as much as you can to show the courts that you have tried to repair things. she does have the right to hold the rent because of the complaint she filed and because the work was not taken care of yet. take care of the pest control and try to get it later from her security deposit, sounds like you have other tenants on the property, it would be a good idea to take care of it before it they start to complain. the town gets a complaint from tenants, they can go and inspect, they do not get involved with the legal side as to who did or didn't do something, only what they inspect and see that could be a health or safety issue, as a Landlord you have a responsibility to maintain the property.

I know of an owner of many properties in Grandview where the tenants have had to call the county health department to resolve issues, which have never been resolved.

I hope this finds everyone in good health and any information you can share with me would definitely be helpful along his journey.