She has little time because she currently has offers to sign leases pending for properties.

Value adds were a combination of market value increases, rentability increases, strategic maintenance and improvements during lease cycles, and property management.

I have also added line items for common area monetering and additional appliances.

I also understand typically the lease is between the property owner and the tenants. 

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

Reaching out and asking about it gives them a chance to explain and shows that you’re approachable but serious about rent being paid in full.After that, check your lease agreement to see what it says about late or partial payments.

So you may not NEED a lease signed for your primary residence already, especially since that's a lot of stress to find a new tenant and have a lease in place while you're under contract on another home.

I’m not able to personally qualify for cash out refinances.I'm looking to sell my home located in Southwest Florida in a HOA community but want to remain in the home to lease- 3 years or more.Does anyone have experience with this type of program or have any suggestions for me on where to look to get this done.

If you can hold on till first part of January the showings and everything else should pickup.This would be my action items: 1. hire a new agent that can sell the place, and get you numbers are rent and selling and sell the place. 2. be honest on the numbers you can get on an ARV so that you can sell it 3. start to get the conversation started with a couple lenders on what these numbers on refi would look like for you and this property 4. my suggestion would be to refi/rent before selling at a loss because if numbers work you can hold for a couple years then sell, but this is dependent on your cash position and liquidity of your situation. 

First of all, a multi-year lease should be a hard "no" even if it was a perfect tenant.