After getting the price down to $290k i decided to leave it one unit as was still able to cash flow with less capital needed How did you find this deal and how did you negotiate it?

I'd also have a hard move out date along with the lawyers (or whoever handles your closing-I'm in Canada where it isn't always the same as the US) holding back a large enough amount to get her to move out on time and leave the place in good condition.

They said guests don't leave reviews, but my 85% or 90% of my guests leave reviews.

They'll either get behind on rent, or they'll give you notice that they have to leave.

You can see in my 80% BRRRR columns that the IRR does go way up because you would only leave a small amount of capital in the property.  

Is your rent cost lower than the average in your area due to leaving the utility cost with the renter?

The tenant did this because they were angry that landlord was asking them to leave so a family member could move in. 

How did I leave out Profit?

One way to solve their burden was to write off the properties and leave them in the owner's name.

The tenants lease does not have to be renewed even if they are month to month you cannot ask them to leave.