He said never heard of the penalty. 15% is usury but it causes problem only when borrower comes back suing me then if I go to court judge will ask me to lower it down to 10%.

-> I have heard people say every December "the market is going back into 2008 levels" ... for the last 3 or 4 years ... due to normal winter slowdowns.

Everything from the level of finishes you select to the pitch of your roof can drastically impact costs. 

I've fixed pretty much everything unless it was over my skill set (replacing capacitor on A/C system, for instance; landlord told me when I moved in it was okay to repaint or whatever as long as it improved the house), my neighbors love me - they've told him so; I've resodded the yard twice (FL grass sucks with a dog), had the landscape crew redo the trees in front so they look good, replanted flower beds (perennials), power washed the house every year after wet season ended, ensured the pest control worked...The BUT part ...As a sole practioning consultant (pre-IPO weakness remediation, large financial systems implementations, global audit recommendations for SEC registrants, etc.) at times during the last 3 years things have been sink or sink lower credit wise and the ID theft didn't help (apparently, I bought a car in GA and own some property in TX).

@Luke Pierce, kudos for the level of detail you've inputted.

Every house that’s over 100 years with have some floors that are not perfectly level- so own over a dozen.  

Here are a few scenarios I'm thinking of:1) being sold by a realtor - price is likely close to market value. a notable exception is if house needs significant work, in which case the cost is being accounted for in a lower price. 

Life Insurance spreads are in the 130 - 170 space so mid 4%'s and mostly lower leverage deals.

They do have stricter requirements for listing than some of the smaller platforms, so depending on your situation you may then have to go lower down the list on volume to sites like Equity Mutliple etc.

More than likely rent rates are lower because the property needs some sort of repairs in order to bring it up to par with the higher rent rates which gives you a bargaining chip in negotiations