The paint was 6 years old but in great condition until they tried to "fix" some issues they created..... ended up eating the cost since its a tough battle to win

I think I can get similar rental rates but in the face of increasing rates eating up some of my cashflow(also real estate tax abatement is starting to phase out slowly)  I'm debating selling and looking at properties to 1031 into.     

So the loan has to be made to the EAT but guaranteed by you. 

Every time I eat, I remind myself of those without any sustenance.

I'm not concerned quite so much with this issue on its own, but people can only take so much "Let Them Eat Cake" before they will come as a mob and erect guillotines. 

We have a hard cash loan which is eating us alive.We started at 925k, lowered it to 889,9k, now we are at 849k.

If your credit is strong, do an 85% Cltv  (75/10)  Rate/Term Only refi 75% ltv  1st mtg10% ltv   2nd mtg  (simo  close) No Escrow that would eat up LTV space No PMIDivide and Conquer, can knock out 2nd mtg in the future   

I always say that taxes should never drive business decisions.Lease options / rent-to-own is basically trying to eat the cake and have it, too.

Unfortunately it will be nearly impossible to prove anything...you may have a solid theory, but it sounds like you have ruled out the ones you can prove as a source.So that means you will likely eat the cost if you charge and the tenant fights it in court.If its water warping the laminate I would think the subfloors would have some water stains....have you pulled some of it up in the bad areas?

Plus that condo fee is definitely eating your cash flow Hope this helps !