they obviously traded the place on purpose tried to hide the burns in new carpet they left clothes, 4 lighters snd magic mushrooms in the new dryer had a dog come in without telling me and the HoA fined me when o had no idea then they gave me 5 days notice they we're leaving right before signing for another year, which I'm glad they did go but how do I tell them I had to spend all the 4000 and more In repairs?

The few things that have come up are that it has steep stairs and I had to get some electrical work done because it had old cloth wiring.

If you're netting $8,000 after taxes spend a little on yourself, especially if it helps bring in business ie. new clothes, computer, phone etc.. 

House Duplex: 1900sq 3bd, 3ba house800 sqft 1bd, 1ba aptYr built: 1960Tried to sell for $225k since Apr - Potential to force value though renovations- no upgrades made since 1960- all required make-ready repairs are mx… not value-add- plan is to buy-and-hold, these repairs would be needed eventually… might as well get them done now Financials Sale price: $199kInterest: 8%Down Payment: ~$40k (20%)Closing costs: $12kMake-ready repairs: ~$10kCash flow: $200/month - still cash flows at 8% interest- Cash reserves available for unexpected breaks; paying mortgage myself- Must receive combined $2700/month to break even Seller contributions $2k towards closing$10k towards repairsHVAC routine mx$1k Flood insurance renewal $250 termite inspection$125 foundation warranty transfer fee - Extremely motivated old lady… but she’s basically at the end of her rope… nothing left to give- So many repairs and basic maintenance needed, even at this price w/ seller concessions… might not be a good deal Location Donaldsonville, LA~1000 personnel; 500 are contract/temp at any one time~600 employees at Shell in Geismer (~30 min away)1hr from New Orleans45 min from Baton RougeMarch 2025 – final confirmation of Hyundai steel factory- $5.8B investment; first north American electric arc furnace (EAF) – groundbreaking Q3 2026 - Potential for property values to increase soon- New/more people expected to enter area- Small town – not much new construction & limited inventory: potential high demand for rentals- Hard to trust anything in current economic conditions… something could go wrong/be cancelled between now and Q3 2026 General mx General Handyman tasks = $2kDoor trim/adjustmentReplace rooftop vents with thimblesFix ceiling fan (counterweight)Add smoke/carbon monoxide detectorsAdd gutters = $2kTrim 2x large trees overhanging roof = $2k - Seller unwilling to perform any of these- My $10-20k is going towards repairs instead of renovations/upgrades- “don’t know what we don’t know” – will likely find more things as maintenance is performed Plumbing Inspection revealed cracks in original cast iron and terracotta pipes: $22k to reline all; $8k for cast iron only (from only 1 bid) - Not an emergency *yet*; can defer though not a good idea - people think the $22k quote is way too high (2 realtors, 1 contractor) Electrical Replace cloth and rubber-covered wiring = $11k - Seller contribution of $10k towards repairs mostly covers this- MUST be replaced- $11k only covers cost of rewiring – not drywall or panel replacement should they have to cut through walls HVAC (additional HVAC mx, if needed = $1.5k)Add attic insulation = $2k - Seller performing basic mx- Both units are old and neither uses EPA-approved refrigerants allowed today. - One is a 2-ton and the other a 4-ton – likely looking at $16k to replace both if they break- Attic needs an additional ~7in of insulation added; without it the HVACs are working harder than necessary – shortening lifespan but insulation will cost $2-8k Foundation Foundation inspection (same people that inserted foundation pillars for $8k suggested adding 8 more pillars for $15k) - Basically every home in Louisiana has foundation issues… it’s a swamp- General inspection report doesn’t think it looks bad- Mx can be deferred- Current foundation warranty exists for life of structure- Costly to add additional piling support to remainder of house

So they go to friends/family members' homes to wash clothes. 

With a starting point of $300 cash, $100 pickup and a sack of clothes.  

[2] Off the record shack-ups-- (ie), b/f is in the unit as a home, his clothes in closet, but Section-8 has no clue to him being there?

You know he's an OG with that hotmail email address (not a joke...it is akin to buying your clothes at Costco or driving an old car).I'd be happy to get on the phone or DM back and forth if you think that it would be helpful.

We had all types of odd things happen to us and over the years had at least 10 guests that stayed in one room say they had seen a lady in Victorian clothing.

And before any mention of affordability vs say 1974, keep things in honest context, how affordable is a truck today vs 1974, a meal out, clothes, a vacation, really anything and everything..... ????