:@Khang NguyenAll of the renovations you performed prior to putting your property into service should be capitalized .... it matters not that the property was in-service under the prior owner, you took vacant possession and renovated prior to returning it to service.Additionally, much/most of the work performed during a substantial renovation is considered a capital expenditure, not an expense.Hi Roy,Appreciate the response. 

I done this not only to get more insight into commercial real estate but to try and add value to a deal while representing my clients.I look forward to networking and engaging in discussions with like minded individuals.

addendums are always in most markets the responsibility of the agents to write..

Make sure the tenants will be responsible for the utilities otherwise you're going to have to factor in getting the place sub-metered for electrical/water (if it isn't already), which can be costly. 

On the big minus side, of course she could manage to default again and then we'd be responsible for kicking her out.My questions: is there any way to reopen the case with her upcoming income?

Thank you all for your responses.

Does anyone know of a company (or individual) who would do otherwise for a great deal and someone who has great credit and which would be repaid very quickly??

Our lease says the tenants are responsible for water, sewer and trash.

I know most of the time they look at the security rather than the individual, but if you built rapport with loan officers or liquid individual (for lack of a better term) can you attain cash quickly this way?

Gauge the tenant's response and proceed accordingly.