That was a negotiated surrender, and I was nice, heck I was down-right friendly as i laid out the options of work together or, don't, in which case they can expect eviction in conjunction with suite for judgement, possibly garnishments, possibly even seizing of assets, all kinds of ugly, but hey, it's their choice as they are steering the car, their choice if down the road or off a cliff. 

100% new floors, 100% new paint, Kitchen reno, new roof(waited for a bad storm to get help from insurance - it rains a LOT in middle TN) got the pool onlineredid backyardcurb appeal/tree de-cluttering little foundation improv, lot of drainage improvements What was the outcome?

During the time of litigation, the property can’t be sold or marketed for sale until a judgement is made, which could take up to or more than a year if it were to get dragged out.

I bet if you watch the house in a rain storm you will see that water is splashing up onto the siding without gutters. 

Sorry man don’t want to rain on your parade but BP is all about sharing knowledge and I don’t think any first time investor should go into a deal hoping they are going to break even.

And there are currently more standing issues:-Crawlspace constantly floods during rain because of it's low elevation (water coming in from waterbed).

@Mary El no judgement at all but I am curious; you said you weren’t looking to get into wholesaling.

We also have an umbrella coverage that should exceed any judgement.  

LANDLORD is not liable to TENANT, guest, or occupant for personal injury, damage to or loss of personal property (furniture, jewelry, clothing, etc.) from fire, flood, water leaks, rain, hail, smoke, ice, explosions, interruptions of utilities, criminal conduct including theft, burglary, assault, vandalism or other crimes, acts of God, or other causes unless caused by LANDLORD’s negligence.

Turned out It required a torrential rain for me to discover that there is a leak in my rental somewhere perhaps in the roof .