I can sell the lot overnight for $400k, probably within a week for $460-470k.

If the upper level tenant is heavy footed it will sound like a stampede in the unit below. 

., heavy upfront depreciation on perpetually expanding pipeline construction that you intend to hold indefinitely).

I have a limit of aquariums up to 20 gallons so if there is a leak it doesn't do as much damage as well as a large tank is extremely heavy and needs to be properly located to avoid damage to flooring. 

Plus as a lease signing gift I always them a wide cutting board I bought at Amazon for 7 bucks, and a new heavy duty doormat.

Luckily I asked for a huge deposit from them, and although they are communicating to me about the issue, I feel they are just not addressing it and giving me lip service.On one hand I don't want to be heavy handed, though doubt they can find another place to live with the bankruptcy in their background very easily so they have no where to go, but on the other hand, they clearly just brought the same habits from their previous lifestyle with them.

Overnight title and instant funding is for bail bondsmen.

Even if the property and area look nice in the photos, you don't want a property in an area with heavy crime or a bad reputation.

I come from a heavy accounting and bookkeeping background. 

During the first purchase, we hit our lawyer's cap of $5,000 almost overnight.