Rough estimate (in the process of getting some definitive numbers) is about 20k in updates/additions (not including possible termite damage, unsure if they are still active or was treated).

Housing court judges make their own laws, and security deposit requirements are designed to trip up the landlord and provide triple damages to the tenant.

I'm submitted my first offer today.Sq Ft = 1,018List Price = $65,000Initial Offering Price = $32,000Max Limit = $40,000ARV = $125,000Realtor Fees = $7,000Closing Costs (Buy & Sell) = $1,200Inspection Fee = $350Holding Costs (Personal Loan) @ 6 months = $4-6,000Total Variable OH = $14,550Rehab Costs w/ contingency = $34,900Net Profit (ARV - Variable OH - Rehab Costs - Purchase Price) = $35,550Net Profit After-Tax (Impose short-term capital gains rate at 39.6%) = $21,827Work that needs to be done:Rebuild mudroom and re-route washing machine/dryer lines = $4,000Kitchen Rebuild: Cabinets = $1,000Granite CT installed, sealed, beveled = $1,400 New appliances (may use a 2nd hand shop) = $3,500Flooring and back splash = $1,500TOTAL Kitchen = $7,400HVAC (received quote w/ ducting install) = $6,000Front porch repair = $1,000Half-bath install 12 sq ft (@ $100 per sq ft) plus cost of supplies & equipment = $3-4,000Add closets to each bedroom = $1,500Fix ceiling water damage = $2-3,000 Foundation leveling (house has settled) = $1-2,000Renovate full bath (replace tub, new vanity, replace toilet, re-tile) = $2,500Simple landscaping (mulch and shrubs) = $500Fixtures and Hardware = $1,000Contingency = $2,000GRAND TOTAL = $34,900I'll be doing the majority of the work but will have to sub-contract out construction of the mudroom, half-bath install, and closets.Immediate Questions I'm concerned about:1) Cost to rebuild mudroom.

There's no reason to keep it unless you can't cover the debt with the proceeds, but you are only going to get 75% of the ARV on a refi, so if it's worth $140k (and @George P. is correct on the value), you will only get $105k on the Refie (minus fees/costs), so you wouldn't have enough to pay off the debt to begin with.It's always better to unload a losing deal before the additional future losses do too much damage.  

Set it too low, and your actual damage may easily exceed your Liquidated Damages, in which case you take a loss because you're stuck with the daily amount you set.Also, the concept of "complete" becomes a legal one.  

If you just google a bit, you will see that a grow house can severely damage your property.I have a buddy who had tenants growing in all the bedrooms and the humidity was so high that mold sprouted from all the walls and the floors buckled.

I would then charge them for the labor & materials (plus administrative fees of $50) for the damage.

The only other thing that I have tried it on besides smoke is cat pee (which did not work at all by the way... ended up having to paint all the floors with oil based primer for that).I wouldn't get my hopes up on it neutralizing 50 years of damage though.

The roof had a tree fall onto it, and subsequently the house has water damage and mold.  

Trying to estimate maintenance, tenant damage or eviction expenses is impossible.