I'm a nice guy and I'd love to help her, but now I feel like I'm down to documented, official communications only.

While the specifics aren’t fully transparent, consistent negative feedback could impact a listing's visibility.

This group (I will call it tier 1) have received letters from my attorney and communications have begun.

NCREIF (National Council of Real Estate Investment Fiduciaries) is a member-driven, not-for-profit association that improvesprivate real estate investment industry knowledge by providing transparent and consistent data, performance measurement,analytics, standards and education.

Majority of mold complaints are tenants panicking and/or trying to get free rent out of their landlord.If they do get an attorney involved, their attorney will send you a written notice, which will lay out the issues and often tell you to give the letter to your insurance company.Don't bother with this, but you can discuss with your agent.When you or your PMC (or both) receive a legal notice of a case started, that's when you want to get your insurance company involved.Recommend you keep a record of all your communications with your PMC about this issue.

It has been doing well renting consistently. 

My mortgage and escrow don't allow me to consistently profit enough on both floors to handle a 20% management fee and not take a loss some months.

It's only after she started consistently being latre with her rent payments I decided to I need a written enforceable lease. 

Assets identified in this study include:Appliances: Dishwashers, refrigerators, and ice machinesInterior Finishes: ceiling fans, flooring and decorative wall treatmentsFurniture and Fixtures: shelving, counters, mirrors and cabinetsSpecialized Equipment: diagnostic machines and hydraulic liftsSecurity and Communication Systems: key card readers, telephone connections and security cameras30% of the total depreciable basis was classified as 15-year class life.

I see the value in generating consistent cash flow and building long-term equity through this strategy.Available Capital: I currently have 100k available to invest.