@Rich Riesmeyer  You could probably use the cement board but it's a pain to install and it's really difficult to make it look good.  

I own/manage properties in Riverside and I consider that a pain sometimes...even though it is only an hour away.4) I'm with Jon in that you could consider doing a cash out refi if that is an option.  

i was wanting to know how many of you hire a GC to do your rehabs so you can let them deal with the head aches a and let you do your job of finding deals?

Thought it might be fun to see what everyone's biggest pain (in the a$$) point and favorite activity is in their respective real estate business. 

You tipped average, you were a pain for the staff, and nobody really wanted you to come back.

hi robert. sounds like you have the typical government agency going on there. if you ever want something totally screwed up, get the government involved. the best thing you can do is go where they are not. that government doesn't cover every area around you. invest in some place where they are not at. check out the local government for another area and see how they are to deal with. here in buffalo, the inner city is a pain in the ***, as well as some of the burbs, but some are not. i simply do not invest in areas where the government is going to be a problem. my advice to you is to sell all of your properties where this government can have a hold on you and buy elsewhere

You'll save yourself a lot of heart ache!!

I definitely feel your pain with regard to learning an expensive lesson.

I have to admit this year has been tougher on me with the amount of turnover and repairs but to be clear, I am renovating my vacant homes with products that should last longer and make future turnover less painful. 

This is, at best, a pain to manage.