It may be a cool opportunity to do this for other RE professionals too - Attorneys, Mortgage Peeps, etc. 

We also started in June, so it made sense to renovate the inside during the summer months and move to the exterior as it began to cool down.

Hi David,This is a great share, thanks for sharing with the forums, super cool to read.

The closing company will help you if you're missing anything.The cool part is you're not tied to any closing company, so you can shop around for the best pricing! 

@Leroy WilliamsVery cool stuff congratulations

You could explain that the rent amount reflects the anticipated heating and cooling costs. 

I do think you are letting your emotions get to you and intertwining 2 events and before you do anything drastic like non renewal or a huge increase give yourself time to cool off.  

@AJ Shepard and @Brad Hammond, very cool.

Patch & seal brickea$600.00 $0Interior Doors & TrimNew interior doors, closet doors, hardware, base trim & casing (average size home)1ea$4,500.00 $4,500Interior door - prehung hollow-core doorea$150.00 $0Interior door hardwareea$40.00 $0Interior sliding closet doorea$175.00 $0Crown moldinglf$3.75 $0New baseboard trim only (average size home)ea$2,000.00 $0BasementPour concrete floor in basement25sy$175.00 $4,375Seal basement (paint walls and floor)1ea$750.00 $750Paint walls white, floor gray, KILLZ ceiling & then paint ceiling black.Install sump system INCLUDING digging pit & drainageea$7,500.00 $0Install sump pump (installing new pump only)1ea$250.00 $250Level/Raise Floors (4 posts, concrete work included)ea$1,000.00 $0Reframe support beamea$500.00 $0Replace stairsea$1,000.00 $0Foundation *Repair existing foundation - bowing walls support with I beamsea$400.00 $0Possible additional Inspections, Quotes or Mediation needed$0$0Interior NotesMECHANICALSCategoryY/NRepair Type#UnitCostTotalHVACGas furnace, ac system, & ductwork for entire house1ea$7,500.00 $7,500Smaller house.Gas furnace & ductwork (no AC)ea$4,000.00 $0Gas furnace onlyea$2,000.00 $0Air conditioning unit onlyea$2,000.00 $0Replace ductwork onlyea$2,300.00 $0Replace boiler & hot water baseboard systemea$6,500.00 $0Replace boiler unit onlyea$3,000.00 $0Service heating & cooling system onlyea$250.00 $0PlumbingNew plumbing system in entire house 0.25ea$9,000.00 $2,250Some plumbing already ran.Replace gas hot water heater - 40 gallon1ea$750.00 $750MISCELLANEOUS PLUMBING REPAIRS 2ea$500.00 $1,000ElectricalRewire entire house, new panel, & lighting fixtures (1,500 sqft)0.5ea$7,500.00 $3,750Basic electrical work for house & lighting fixtures (1500 sq. ft)ea$1,500.00 $0Replace electrical panel onlyea$900.00 $0Upgrade Service to 200a and install new panelea$1,500.00 $0Change out outlets & cover plates on all outlets and switchesea$200.00 $0Wire NEW outlet, switch, or can lightea$100.00 $0#7601921Replace all lighting fixtures only (1500 sq. ft. house)ea$500.00 $0#11331131MISCELLANEOUS ELECTRICAL REPAIRS 1ea$500.00 $500just in caseOTHERCategoryY/NRepair Type#UnitCostTotalClean OutInterior Junk Removal (L&M cost to fill one 40 yd dumpster)ea$500.00 $0Exterior Landscaping Clean Out - Overgrown Lawnls$500.00 $0Demo & DumpstersDEMO HOUSE DOWN TO STUDS (includes dumpsters)ea$5,000.00 $0Dumpster rental (20 yard)3ea$250.00 $750Termites/Abatement *Termite fumigation & treatmentls$1,000.00 $0Possible additional Inspections, Quotes or Mediation neededMold removal & abatement - minimumls$1,000.00 $0Asbestos removal & abatement - minimumls$1,500.00 $0Permits *Construction permits - Building3ea$250.00 $750Construction permits - Additional Inspectionsea$150.00 $0Zoning Permitea$475.00 $0Engineering / Architect Feeea$1,500.00 $0CleaningDeep cleaning after project is complete1ea$300.00 $300ExtraUpdate Fireplaceea$1,500.00 $0Note: add anything that is not currently on the sheetEVICTIONea$1,000.00 $0Termite / Pest Inspectionea$100.00 $0$0Repairs Subtotal$61,138ContingencyMisc Contingency Cost (10-20% depending on unknowns)10%$61,138.00 $6,114Total Repairs$67,252COST ESTIMATESExterior Repairs$11,222Mechanical Repairs$15,750Interior Repairs$32,366Other Repairs$7,914Total Repairs$67,252After Repair Value$0

@Adam Jaggers that’s really cool Adam.