@Don Konipol  agreed  deed In lu cash for keys restructure are all better alternatives for me as when I was lending than foreclosure.. the only times we had to foreclose was when we needed to extinguish junior interests.. or the borrower just went dark and left us no choice.In our reality which was fix and flip loans for sfr's I don't really recall anyone doing a BK on us.. usually not enough equity to make it financially feasible on their side.. but in a commercial loan environment I can certainly see that .. dealing with more sophisticated borrowers who could use the BK environment as a negotiating tactic..

I will have to connect with a CPA who understands this environment...

@Renard MillerIn today's environment, personal touching is frowned upon. ;)What @Alan Rohrer hinted at is the fact that most of us real estate accountants work remotely and nationwide.

You have to do your part on maintaining a safe environment and you should be safe. 

I would think a warm, welcoming environment with a welcome basket is more than enough to send the message to your guests that you care. 

First off, I always want to provide a clean safe environment for my tenants, but, as you are experiencing, for some reason all tenants are experts in mold detection, the strength of tree limbs, and apparently basement flooding. 

I want to install a durable electronic lock that can handle the environment and doesn't have battery issues. 

Thus reflects that Atlanta and Chattanooga are grest good jobs environments.

You want MASSIVE built in reasons to take all the extra risk in an environment of rising residential rent. 

The one thing I would recommend is to NOT be getting into a 20 year adjustable rate loan in this current lending environment.