Do you think I should try to find a last-minute tax pro or file my own taxes this year? 

If they are being honest (this time) it would be similar to getting assistance from Sec 8 or any other organization where the occupants aren't paying rent.

With limited multifamily properties in PHX, this is a realistic route that I'd recommend considering.  

Dalton, you may be a busy guy on this site with that offer.

This creates a negative initial position.

This is a father-son duo with extensive experience in Charlotte real estate.

@Robert Rixer, I don't know how creative these are, as many are common plays:Valet TrashFencing in first floor yardsProviding washer and dryers for added rentReserved, Covered parkingTech PackagesInternet and Cable contracts, with reimbursementsPayment Plan rents, with small service charge (i.e. bill 1/4 rent each week)Reserved Rental cabanas at poolPrivate pool party rental optionGolf Simulator in clubhouse - fee basedOn site, self serve car wash (quarter feeder style)Charged group fitness/personal training servicesGame room in clubhouse with monthly subscription for tenants (Xbox, Playstation, etc)Changing out high maintenance grass for astro turf or lower maintenance/lower water use shrubberyBut ultimately, I think a lot of NOI increases come from deep dive into understanding EVERY expense and finding ways to minimize them, and/or no outsource them.Train maintenance team on basic HVAC and appliance repairs (find way to get them licensed as needed)Buy paint sprayers for faster, easier turns versus having to hire a contract painter, and possibly repaint whole unit each timeStandardize all finishes, so you can buy in bulk, everything from hinges and door knobs to cabinets, paint colors, and light fixtures.Potentially get leasing people onto lower base salary with higher bonus potentialBulk/bundled insurance across portfolio (even better at scale is to self insure)Regularly test sprinkler systems for leaks.Non-NOI, but benefit to you: partner with insurance agency to get referral kickbacks from your tenant base for renter insurance.  

Can/should I share this PO Box for the mailing address for all my LLCs?

What made you interested in investing in this type of deal?

Shelter Insurance has significantly reduced rates to peers for this area for my client and I's commercial multifamily policies.