PICK UP LABOR$17,000.00$2,040.00$19,040.00JOB TOILET$1,200.00$144.00$1,344.00ARCHITECTURAL AND ENGINEERING$41,525.62$4,983.07$46,508.69RENTALS$10,000.00$1,200.00$11,200.00TRAILER/STORAGE/SECURITY $0.00$0.00TRASH ENCLOSURE $0.00$0.00SURVEYING$3,000.00$360.00$3,360.00SUPERVISION - 12 MTHS$56,000.00$6,720.00$62,720.00FIRE INSURANCE$1,500.00$180.00$1,680.00LIABILITY INSURANCE$15,000.00$1,800.00$16,800.00FIRE ALARM$5,000.00$600.00$5,600.00SUBDIVISION 10 lots$5,000.00$600.00$5,600.00CONTINGENCY 5% PROFIT AND OVERHEAD$146,572.13$17,588.66$164,160.79TOTAL$1,870,950.18$224,514.02$2,095,464.21$150.06 @Greg Dickersonundefined

Am afraid your lease was not descriptive enough and may have a tough time in court.Take this as a lessons learned and start working on improving your lease from the things you are seeing with current tenants and then wait it out if you can, which you seem to indicate you can do.Even with a very tight lease, I paid close to $3000 in evictions not to mention the heartache from tenants that I inherited on my first duplex purchase where I lived on one side and rented the other.I will never again inherit tenants.These ones moved in an extra person a year and a half in, despite lease saying not to, smoked marijuana and cigarettes in house despite lease saying not to and worse, I lived on property so they became very sneaky about how they broke their lease and these was just a nightmare.I hate evictions, but I equally hate bad tenants and tenants that I have not personally screened and that is why I refuse to take on tenants at property purchase.I also always, always do unit inspections.I just did one yesterday and glad I did, which I had initially decided I would not do, but nope, get in there and see how your property is being maintained.My fairly new tenant seems to have an issue with basic housekeeping.There was a smell in the unit, which I still cannot figure out what it is, but brought it to their attention and will be following up, he has a car that leaks oil endlessly on my newly resurfaced concrete driveway and garage flow, has a ring in toilet bowl that is also stained and smelling toilet from lack of cleaning.It pains me to see a unit that I took great care of when I lived in it to see what it is quickly turning into but I am nipping that in the butt right now.Dirty tenants can be a liability to any landlord, but overall tenants will try to test you and see just how vigilant you are and how much they can get away with.I also make notes on what I want to update on my next lease when I run into issues.Pets?

The place still had lots of cleanup to do and a bathroom that was completely ripped apart with a toilet to replace (ie they didn’t have a problem renting it out even before it was ready for market).

Next thing you know you will be comping for clogged toilets and HVAC units that are out for a week or more due to backlog of vendors or ordering parts. 

Tenants will break things from time to time, they will clog common area toilets, they will break the washing machine, etc. etc.  

Turn on all faucets, flush all toilets and allow the water to run while you are walking the property.

Also redid bathroom with new toilet, vanity, light, paint, and shower What was the outcome?

I don't care how much appreciation you are banking on, a $1300 maintenance fee per month alone, won't pan out as a good investment.

I read a post of yours about th .8 toilets..

In fact, it's the RISK of the deal not panning out that you're compensated for by getting the higher return.