Once you start opening stuff up you have no choice, we hate getting locked into full gut jobs but when the condition is so poor your hands are tied.

Your choice. 

You'll want to pay it...and I would skip any reference to the females as the culprits. 

Tile surrounds rarely have to be replaced if just dirty, bathroom tile and fixtures clean very well unless abused, its usually an aesthetic choice.

:In PA, and in other states, auctions can mean different things.There are private auctions where I just choose to sell my home in an auction scenario (I actually think this is pretty common in Australia - maybe someone from Oz and chime in on that).Auctions can also refer to the compelled or forced sale of a property by the State/County for various reasons.I assume you are asking about the 2 most common forced sales - foreclosures (failure to pay your mortgage, bank sues and the Sherriff sells your home to satisfy the bank) and tax sales (failure to pay your taxes and the State/County sells your home to satisfy your tax bill).I have not participated in the PA foreclosure and tax sale business in 20 years, so things may have changed, but if someone here is more up to date maybe they can correct my answer with new info.Both types of sales have their own areas of risk that you need to educate yourself on.Value is a top issue - you need to know how much the home is really worth before you get into any of the below. 

@Matthew Mueller PM me and I can refer you to someone who can get u the cash out for sure

My first choice is ALWAYS separately metered utilities for each unit. 

Please message me if interested or if you can refer someone.

I'm referring to when a property is ready and available for use, which is the critical date on when an expense can be deducted as opposed to capitalized and added to the depreciation basis. 

I “read” (audiobook) Brandon’s book on managing rental properties and he refers to a web page for the many forms and lists for his processes.