Your money was sitting in a savings account and being belched out of the exhaust of your truck because you were more worried about your car than your money.Have you ever stopped to wonder why you're a "car guy"?

@Jeff Sechrest I tend to agree - if you’re buying homes in the $2k to $6k range that are already 90%+ depreciated, your payback period on your cash outlay is probably 2 years or so and then you have cashflow until the unit has exhausted all of its value.

They would have to exhaust their options, provide documentation about unemplyment and how they are looking for a new job - I'll definitely work with them and see if we can find a flexible and temporary solution, like half rent. 

You sound exhausted.

It's exhausting, no matter how many times you say grass is red it will not make it so. 

If it is still in good shape, I'd try to rent it as-is and see if it will lease-up with no more money laid out (at this time).Tell me you think its a class B, I'll tel you it has a free standing stove with no range-hood and a 1950's exhaust fan in in the ceiling, as well as circa 1958 stain color single panel doors.

I'm exhausted just reading your story though.

PPS I've done deals in at least 20 other states with students for about a decade now so I can assure you we've exhausted this issue.

From your post, it sounds as if you've exhausted your cash putting 25% on ready-made single-family rental properties.My suggestion to you would be to study the BRRRR method and link up with investors and wholesalers in your area.

HVAC contractor will:- supply and install 80k BTU 92% gas furnace on first floor- supply and install 3 ton coil- supply and install 3 ton condenser- supply and install 5 zone fujitsu mini split system on the 2nd floor with copper lines and slim duct (2-7k indoor, 2-9k indoor, 1-12k indoor units)- supply and install new duct grilles and registers- supply and install new refrigeration piping, exhaust piping, thermostat- supply and install new natural gas piping to accommodate gas load Estimate is $17,700 and I have no idea if this is fair or in the ball park.Any help or direction is much appreciated.