My tenant called me regarding a broken door, I had scheduled a repair on the door the following Monday (5 days after the call) however when I arrived the day of with a contractor, I found the door to be completely unusable and evident signs of a crow bar being used to force the door open, I had the lock replaced and repaired, now the whole door must be changed, who is liable to pay the repair costs, the tenant is very dodgy about how the door came to this state so I Have to assume this was either a break in or she forcefully broke into the unit, thanks in advance for any replies.

I've used RMB heating and cooling to do all new forced air unit as well as all new duct work.

If she's in retirement and doesn't have many sources of income, can't say that I blame her and if I were you I wouldn't try to force her to either.If you need some cash to cover expenses a HELOC would be a good route to go depending on how much you're talking about.You'll surely find advice which says to explain to her all the benefits and potential upside of purchasing a multi, etc.

Or do both, which I call the hybrid approach, be active w/some of you funds and passive w/other funds....you can then decide later like I did where you want to do more of....I'm gradually reducing my exposure to SFR and small MF because I want less headaches and I see more upside w/large MF apartments because of concepts like scale (300 units vs 1 SFR) and forced appreciation, essentially commercial property is valued based on NOI not comps as much (as SFR and duplex/fourplexes)...hence, if I can improve the NOI on a property I can exponentially create more value.  

I hope you bought for a couple hundred under market because forced appreciation appears to be the only upside to this property.

On a separate note, I noticed your in the Air Force and wanted to say Thank you for your service.  

Also if you are forced to move far away due to your job, that is another.

This is basic contract law, real estate contracts having legal requirements of sufficiency, no judge is going to force a sale on a $100,000 home with ten bucks down showing good faith!

Ideally I find an in demand location and manage to force some appreciation via rent increases.

In that sense, I was way too relaxed with them and should have been more forceful about my expectations.