To be safe, plan a lower ARV than you would expect to achieve if the house had no negative history.

They are truly masterful at their sales techniques and it was fascinating, if sad, to watch!

I hope everyone had a happy and safe holiday season.As I mentioned earlier in this thread, I'm a newbie. 

I recommend that you look at the risks involved to avoid losing money, find ways to apply risk mitigation techniques, and do a bit more research (BP is a great resource) before jumping into the "shark infested waters".Tony

It is VERY safe to be around. 

Then I feel like you have done your level best and made it safe for you and the new owner.

We used a stained technique on top of the white mantle which looks very much like natural stained wood now.

So how much money safely should I save up before jumping in the water? 

If she then attempts to pay you partial rent, it may be safe to accept it and then to serve her a notice to "Pay Rent or Quit" on the remaining amount due.

You need to have quite a bit of cash or credit available to you outside the HML in order to safely use the HML.