Wall st. 

but these guys wouldn't give me any info on the people, once I found out they were there. it's a long story, but I was so sick of trying to argue obvious things to a brick wall that I offered to let them use their last months rent for February with no notice. they wrote up the contract that night along with something saying the verbal agreement we made was binding, and included a signed copy of the witnesses statement.

Reduced security deposit of no more than 50% of a month's rent.I see the writing on the wall and am already heading this direction.

Installed 700 sqft of LVP from Lowes for a total of $2,250 installedInstalled 4 new cabinets in the new kitchenette for $800Painted the entire interior trim/ceilings/walls for about $500 - did this ourselvesPainted the entire exterior for about $500 - also did this ourselves Still to come: New countertops for downstairs and upstairs - $2,500 installedElectrical panel upgrade and other electrical - $3,000Fence - $4,500Front deck - $2,500 We've learned a lot from this project and I would say two major takeaways right now are:Find better deals so that you can avoid doing any of the labor yourself and focus on finding future dealsFind a better GC relationship instead of trying to half GC ourselves and half GC with a GCWe're running into some trouble with the refinance at this point due to a lot of lenders putting a pause on their rental loans for investment properties.

Example: Room sizes that may have been adequate in the early 1920's but for today's market just won't work, so you end up tearing down a wall to expand a room or the entire property being heated by a boiler. 

We even installed a french-drain and retaining wall to help prevent a return of the foundation issues.

There could be potential exterior wall damage that is in the quote. 

This property sits below street level, so it requires a sewer-pump to get the waste up the hill - and that pump caused some problems and added expense.

@Sacha LaCoss you don't need to waste time/money on an attorney until the Tenant initiates legal action. 99% of the time, threats of legal action are just that: threats.

We are looking to do a fair amount of remodeling (eliminating weight bearing walls, complete new flooring, remodeling multiple bathrooms, repaint interior, etc.