We ended up with a lender that specializes in tiny houses out in Utah, but they ripped my arm and leg off in terms of interest rate and down payment.

Hi John, I recommend reaching out to a local property manager (search on Google Maps) with many 5-star reviews to see what legal action you can take before the Sheriff is available to execute the eviction.Property managers specialize in landlord-tenant law and should be able to help you determine a path forward that doesn't require waiting 3 months after the lease ends.

Another commenter mentioned this, but there are definitely some questionable lenders out there and you're better off looking for a better lender on here or through other experienced investors.From there it's all about hitting deadlines and getting it sold, but I'm sure you knew that part already!

You're off to a great start between your 4-plex and what you've already saved.

People like Susan will immediately write off  a responsible tenant because of some bum. 

So I set up my LLC through LegalZoom and got a "free" 1 on 1 call with a rep from 1.800.ACCOUNTANT as part of setting up through them.I just got off the phone with the rep, and now I ask you: Has anyone here used 1.800.ACCOUNTANT for their tax needs?

I gave them $16K down over several payments then recently borrowed $14K from a private lender to pay off the balance.

If it is you and you go overboard to acknowledge the short coming and make it right than the guest will most likely forget about it and move on, if you blow it off the guest will make it a big deal and a big headache for you".

FYI there are also products to remove stains to where you place it, leave it, and practically peel it off like school glue once it's ready to be removed.

In the case of inheritance, sometimes the best thing to do is to just sell them off and get what you can get so you can move on.