She then communicated that she will be unable to make her rent payment as she is waiting for state funded assistance due to an inability to work.I will mention we have a very detailed move in report with descriptions of the flooring condition (new) as well as photos.

Have a great description of the property.

I have always had in mind a house hack with an FHA loan by moving my primary residency to the new property and turning my existing one into an investment property, but then I have also learned about "Underwriting Description" where loan officers will flag my move from a SFH to a multifamily. 

I have referrals in the San Diego area if you're willing to work remotely.Also - this is unrelated to your question, but your description of your situation made me think about it - since you have young children, you'll also want to be sure that you have a proper estate plan in place, too.

Columbus has witnessed remarkable growth in recent years, largely attributed to the presence of tech giants such as Intel (with a $20 billion investment), Meta, Amazon, and Google, all of which have established warehouses and data centers in the area.

If you chose 10 units because the cashflow was better at the time of purchase you need to do serious math to determine whether or not the 20 units with the lower cashflow would have beat out your 10 units big time in 1, 2, 5 or more years.As for going from Rockstar to bad times, I personally never met a multi-unit investor who lost money back in the 2008 crisis nor any other downturn.

Luckily I met a guy who was a broker, visited him in his office.

Differs i imagine depending on the jurisdiction however @Marcus Auerbach did a good job of outlining the key points.From a general standpoint i'd give a rough summary based on both sides.For Agents and Brokers Representing Sellers:Property Valuation: They assess the market value of the property, using comparative market analyses, to recommend a competitive listing price.Listing the Property: They manage the process of listing the property on multiple listing services (MLS) and other platforms, ensuring visibility to potential buyers.Marketing: This includes photographing the property, arranging virtual or physical tours, creating property descriptions, and advertising through various mediums such as online platforms, newspapers, and magazines.Negotiating Offers: Agents help sellers evaluate offers, provide guidance on terms, and negotiate prices and conditions.Paperwork and Transactions: They ensure all paperwork, including contracts, disclosures, and other essential documents, are completed correctly and in a timely manner.Closing Assistance: Agents guide sellers through the closing process, ensuring all requirements are met and the sale is finalized smoothly.For Agents and Brokers Representing Buyers:Understanding Buyer Needs: Agents work to understand the specific needs, preferences, and budget of buyers to help find suitable properties.Property Search: They use various tools, including MLS, to search for properties that match the buyer's criteria.Arranging Property Viewings: Agents schedule and accompany buyers on property tours, be it virtual or physical.Making Offers: Based on market analysis and the buyer's position, agents assist in making competitive offers on properties.Negotiation: Agents negotiate terms, price, and contingencies on behalf of the buyer.Paperwork and Transactions: They handle or facilitate all necessary paperwork and documentation, ensuring all elements of the purchase agreement are clear and in the buyer's best interest.Closing Assistance: They guide buyers through the closing process, from securing financing to finalizing the purchase.For Both Buyers and Sellers:Legal and Regulatory Guidance: Agents help clients understand legal and regulatory requirements related to property transactions.

You will definitely want a line-item contract that splits out the cost for each part of the job, with good descriptions ("new granite countertop purchae and installation" instead of "new countertop").

in listing descriptions.