There's a big difference with leaving a cat (and its food supply, litterbox, etc) unattended for 2 days vs. 4 days.It's a difficult situation but I would start by having an open conversation with your tenant and ask her what options she can pursue, because this is a safety-minded repair that needs to be done.

A large population with a ton of supply and development doesn't make for a great investment market.

Is the Lien Release document something I can get pretty easily, or will the roofer supply one if I ask?

Collections have been 100 percent in our portfolio since march and we have actually received rent bumps in some rentals due to low supply of rentalsB class neighborhoods are the best to start in but I dont think you can get a house under $125k nowadays.

Some of the majors include: roof, 3 porches that are not sound (2 are two-level), power supply line to the house from the utility company is within grabbing distance to one of the 2nd floor porches, detached garage needs to be torn down, chimney needs to be lined and pointed, the chimney people said the capacity of the liner wouldn’t support the boilers and hot water tanks....now we’re talking about possibly replacing the water tanks with high efficiency direct vent, cracked and cobbed cast iron sewage, leaking vent stack, improperly supported/failing support structures in basement, asbestos wrapped pipes, etc.

Mortgage $2000 Property Taxes $350Insurance $150Internet $70Electricity $150Gas $80Water $100Host Fee $150 Supplies $150Cleaning $400Software $100Landscaping $100Repairs $100Total $3900                                                

or give the economy and housing market 3 to 6 months to see if COVID impact flips the supply/demand and changes rates for the better.Nothing wrong with waiting however if our current president remains in office I fear govt bails out the banks and prices only continue to rise from current.Any and all opinions appreciated, looking for the general consensus.

Housing prices depend much more on supply & demand anyway.

The supply of housing is artificially constricted and is a good protection of value in the long run.   

I had a project manager who supplied the contractor with a spreadsheet of work to be done that said:           "Sand & refinish hardwood floor."