I always advise owners and managers to consult with an attorney who specializes in premises liability and landlord-tenant law.If you keep the tub, you should have specific clauses written into the rental agreement as an addendum.You absolutely must provide the tenant an owner's manual because the first five or six pages are full of all the legal warnings that keep the tub manufacturer out of lawsuits (Consult a physician before use, Don't consume alcohol, Don't use alone, No unsupervised children, etc.)Bottom line: If it needs work, have it done by a licensed, bonded and insured electrician and/or spa technician.

It will get rid of all kinds of odors and it's cheap.Here's a link to the post I did for BP that has some other suggestions.http://www.biggerpockets.com/renewsblog/2012/11/5/getting-rid-tough-odors/Sharon

Weird because FHA had that special refi program (maybe not any more?

I love the idea of one day sitting back after a lot of hard work and living off of the passive income I've built up.It just seems that at the beginning getting the pump primed is tough.

It is on my list to get some nicer cards more specific to what I do, but I agree the "tough" is most important.

Then pick up more specialized/in-depth books on the particular topics you want to dive into more.

Buying REOs is tough.

Are there crews in the DFW area that specialize just in this type of rehabs?

They specialize in investment property.Another added benefit in using them is that you can get replacement cost insurance but you can get it at a number that makes sense to you.

You proving they knew about it is going to be next to impossible.You could try to go after the seller but it being a short sale it's doubtful even if you won in court and had a judgment collecting is tough and likely you won't get a dime.Is the property otherwise okay except for this one issue??