Okay thank you for the quick response do you know where I can find a break down of this 

Doesn't have to be perfect I need to break even at a bare minimum because its short term.If I am 6-10 or longer I am not as concerned regarding some of those numbers.

If you wanted to dig deeper into your states real estate laws, etc you could study your states real estate agent course for under $1000 during the summer break.

If the HVAC or water heater breaks, your landlord's policy won't help with any of that.

I'm breaking even but gaining equity. 

Wouldn’t it make sense to have solid stable 10% on your money when every body else is panicking and losing here soon. ?

Most insurance doesn't cover theft or damages due to break ins if a property is vacant for more than 30-60 days. 

Is it over priced by 15kDoes the deal break down because of the 15k difference?

I didn't break any new ground or invent anything new.

I'm getting the pattern of late rent on a regular basis, offer to let him break the lease to find something less expensive, and give his security deposit back as long as the place is tenant able.. end it with something like unfortunate if rent is late as a business I will be forced.to seek the legal remedies.