Purchase price: $123,000 Sale price: $250,000 Updated this 3 br/ 3 bath tri-level home - replaced siding, roof, deck, sidewalk, garage door, front door, all interior doors, all cabinets/granite countertops, all new tile in 3 full baths, new paint & flooring.

Had to do some drywall work, replace a toilet because they broke the bowl, and pay for a 2 day deep clean because it was trashed.

So you are thinking if they leave the lease agreement early then we will have no choice but to find a renter to replace them, instead of a buyer, as we would have if they stayed until the end of the lease agreement?

It has two MH on it now, one at 2,400 SF that we plan to rehab, and one at 1,200 SF that needs to be demo'd and replaced.

I thing straight is more modern, so I cast my vote for straight.

Let them find their own replacement, who will need to pass our background checks and sign a lease with us.I will be putting a clause in my lease to cover this situation, what do you suggest is a reasonable early termination fee?  

My insurance guy has talked me into carrying replacement value insurance.

The product I am going to use when I replace my carpet is tile looking laminate.

You might have to pay normal "rent" in addition to the tenants' rent to cover everything, but you'd be getting a lot of principal paydown over time, significantly increasing rents in the Bay, just below replacement cost (but including the lot).

I also suspect you DO NOT have to replace either panel.