All the perks, but having trouble due to the fire damage! 

It sounds like you won't have any trouble qualifying..In Oregon there are some tenant laws that can restrict active CAP rates, but those with current market rents (or that can attain them near term) can approach double digit return rates.

Many of my potential borrowers have trouble meeting this requirement, 

When you say you are having some trouble with other attorneys that you reached out to what exactly does that mean? 

Also the AC unit was stolen before tenant moved in (thieves climbed a fence) so I'm out $4700 (labor and unit) - didn't file an insurance claim because my premium would go up.

You can do everything from the apps with little trouble.

If your property is worth 20% more, raise it 10% or 15% and at least get paid for your trouble.

Put up a fence between you and them to block some of the view.

The main tenant continued to pay rent, and we failed to really do a proactive follow-up for the next couple of months.In June, we decided to check into the situation prompted by a call from a very concerned neighbor who is familiar with all the trouble the main tenant causes.

Sorry to hear about your troubles but not uncommon.You will find recommendations in the group.As you can imagine, we keep our trusted contractors close to our chest as we give them volume and need them working for us.All the best 🙏