if she wants to play games fine it will cost her!

I woke up around 4:30am thinking about mine. I've decided since I've recently landed a new job and have some extra disposable income I'd like to invest as a private money lender. No, its not that much disposable incom...

Write what you expect to happen and enforce it, both to your and the tenants benefit. 

And just to make it even more tricky, each municipality chooses exactly how to calculate and enforce this 50% rule... for example, I may be spending only 40% of assessed value in renovations, but before I purchased the house, the old homeowner did repairs totaling 15% just a few years ago (or many years ago).

Every situation is different, so there may be reasons to simply bend over for them, but you are enabling and enforcing their behavior and making all the other landlords out there have to work that much harder to compensate.

New system no doubt is the end game for this case.

My realtor and lender just finished multiple FHA 203k loans so I hope they are on their game.

If you want the tenant to pay on the first, then you need to have an enforceable late fee clause in you lease that doesn't encourage delay.

I just can't make myself play that game.

Make it a game to see how many friendships you can start.