One more thing to consider with a HELOC that could have effect on the deal you are trying to use it for.

Foundation is solid, termite damage isn't too bad.

However, I do get calls for major plumbing repairs, air conditioners, and hurricane damage - hence the need to factor in maintenance.

You’ll have to decide if it’s a bit of touch up, or if they did real damage.

So what you are saying effectively is I started negotiations within my 45 days identifications period.

That comes first.If your tenant has done any damage, it's already happened and it's likely not as bad as you are imaging.Some areas have eviction services where you can hire someone to handle the entire eviction process for you, from the very first step of filing and serving notices, to the court date, to the eviction day itself.

This is my most effective tool un my tool bag.

All the fire damage is inside so it could be repaired for probably slightly less than the payout.

Here is a breakdown of the items they saw that needs attention.Needs minor trash removal; needs mownSupport post trim needs replaced; badly deteriorated; upper trim needs scraped and paintedBroken panes on side back needs replacedReplace fixture on front porch; flood lights on backNeeds some minor trash removed and minor work done220 wiring needs secured;not up to code, needs to be placed inside conduit.Install new furnace filterClean and paint register ventsInstall apprx. 4 door stopsFull interior rent ready cleaning required after all work completeReplace as needed to match all light bulbsSteam clean all carpet; sweep and mop vinylReplace missing storm door, paint interior doorPaint all wallsPaint door; interior shows signs of previous leak, but doesn’t appear to be a current problem; paint interiorSeal gaps in side window; paint all; seals appear damaged on double pane windows; may not be an issueReplace screensInstall two smoke detectorsInstall two blindsTouch up, as neededPaint all window sealsSeals appear bad; paintInstall screenVery old and drawers fall out; should be replaced with new; secure handles, if keptHas several large chips; functional sink otherwiseInstall two strainers Install fire extinguisherPaint side exit doorEstimated cost is $4,000. 

However after doing the walk thru the damages (not wear and tear) will be more then the security deposit.