The first lie, that rent control is a NEED item. 

What are the consequences of failing to disclose items such as unpermitted additions in a property disclosure agreement?

For context, I am also in the military and have used my VA loan 4 times now and turned 3 of those into rentals (granted all prior to 2023).

This deposit is typically used on the appraisal, 3rd party inspections, credit, and legal review items.

Send the son a copy of the court judgement, if available, and an itemized list of money owed.  

This includes a full layout and design plan using easily sourced items online.Alternatively, for clients who prefer a more personalized touch, I can connect you with a local designer who can shop in nearby stores and isn’t limited to online sourcing—perfect for creating a space that feels both stylish and regionally authentic.I truly believe she has a great eye for design and would excel in this space.

My comments: - other expenses seems a little low but may be ok because exiting at year 7 will be before large cap ex items start to heed to be replaced.- $100k rehab in 2 months is very challenging but I did do a $100k rehab in just over 2 months just over a year ago.  

Here's the sequence we typically follow:​🏗️ Interior Rehab SequencePre-Closing PreparationScope of Work: Conduct a thorough walkthrough to identify structural issues, outdated systems, and cosmetic updates needed.Budgeting: Develop a detailed budget, including a contingency for unforeseen expenses.Permits: Obtain necessary permits to avoid delays.​DemolitionSelective Removal: Remove outdated or damaged materials while preserving elements that can be reused.Site Preparation: Ensure the site is clean and safe for the upcoming work.​Structural Repairs & FramingFoundation & Framing: Address any foundational issues and modify framing as needed for new layouts.Inspections: Schedule inspections to ensure compliance with building codes.​Mechanical, Electrical, and Plumbing (MEP) Rough-InsSystems Installation: Install or update HVAC, electrical wiring, and plumbing systems.Inspections: Conduct rough-in inspections before proceeding.​Insulation & DrywallInsulation: Install insulation to meet energy codes and improve efficiency.Drywall: Hang, tape, and finish drywall, preparing surfaces for painting.​Interior FinishesPainting: Apply primer and paint to walls and ceilings.Flooring: Install flooring materials, ensuring they are protected during subsequent work.Trim & Millwork: Add baseboards, crown molding, and other decorative elements.​Cabinetry & FixturesCabinets: Install kitchen and bathroom cabinets.Fixtures: Mount sinks, faucets, lighting fixtures, and hardware.​Appliances & Final TouchesAppliances: Install kitchen appliances and test for proper operation.Final Inspection: Conduct a thorough walkthrough to address any punch list items.​⏱️ Timeline & Efficiency TipsProject Duration: Aim for a 3–4 month timeline, adjusting based on project scope.Scheduling: Use project management tools to coordinate trades and avoid downtime.Communication: Maintain clear communication with contractors and suppliers to ensure timely deliveries and work completion.​📋 Tools & ResourcesProject Management: Utilize software like Trello or Asana to track progress and tasks.Checklists: Develop standardized checklists for each phase to ensure consistency across projects.Budget Tracking: Use spreadsheets or financial software to monitor expenses and stay within budget.​

As soon as an item is placed into service, the lifespan of the item has started.For example if a water heater replacement is $1200 in your market and lifespan is expected to be 10 years, the water heater has maintenance/cap ex o $10/month.    2 water Heaters means $20/month.  

Hell, even if you can prove this it still may not hold any weight.Get the mold remediated and fix the structure and craawl space items that are damaged.