List of items to be done - (inspection next weekend)HVACAir Conditioner addition to current forced air furnaceElectricalGarage door motor to 1 car garage door Install recessed lights in living room, and new light fixtures in bedrooms, living rooms, kitchenReplace light switches/outlets to square plastic whiteFlooringRemove carpet, tack boards one main floor and top floorInstall vinyl plank flooring throughout main floor Same baseboardPaintingPaint all wood trim whitePaint kitchen cabinets whitePaint all wallsStructuralRemove half of kitchen wallSliding door for half bath on main floorKitchenReplace kitchen counter top, and match bathroom vanities with sameReplace kitchen sinkReplace appliances with stainless steelBathrooms Replace countertops with same kitchen counter materialGeneral workInstall window blinds on all windows

Normally I’d say no but you got a psycho ex a toddler involved guns going off people being firedHalf dozens dogs running through the house .. sounds like an episode of COPS over there .

I'm also a Realtor, I know how important scripts are in order to sound confident in what you are saying.

@Jay Patel I second @Lane Register's reaction of wanting to meet up with you pretty much yesterday, haha, sounds like you have some great properties already. 

It sounds like you're in the right mindset by honing down what types of properties you're interested in and which markets you want to invest.

Will the numbers support you replacing the carport/garage?

The other is the seller having a smaller mortgage on the replacement property or properties.To begin with, for your original property, you have the original basis, consisting of the original price, land/building ratio, accumulated depreciation on the building and improvements.

Does that offer sound good to you and are there any known better deals out there?

Then I either get better than average rents or I'll sell it.First I repair/replace things, if needed, that cause more damage (to property or life) if they fail, roof, water heater, plumbing & electrical... anything health and safety related. 

I think I would come close to allowing her out of her lease assuming she funds someone who passes your screening requirements and signing a lease with her replacement.