I have never had tenants or applicants complain about the old windows.I see a lot of landlords that throw a ton of money into cosmetic work that will never earn back the costs - be thoughtful about whether this is truly necessary.

Average daily prices is back to precovid.

I figured this would create some possibility of buying dirt cheap land in heavily affected areas and maybe holding until people rebuild around it and being the value back up maybe??

That is what I keep circling back around to but you just confirmed it for me. 

Either way we would look to seller finance the back end & sell the notes. 

Inspection came back with some concerns and I leveraged those for 70k of concessions.

It sounds like you’re working long hours already and eventually you’ll burn out or reach a point where you don’t want to continue that hard path and you’ll probably want to work less hours which is why a lot of us get into real estate in the first place, to take back our time.

But you need to be prepared to back that up.

My tenant has repainted portions of the unit without telling me, but planned to repaint it back when leaving. 

I'm going back to a local contract where I live and then to further endeavors.