Our firm always liked the area and a value add deal fell into our lap in 2023.

Sometimes ya gotta' know when to hold 'em and know when to fold 'em.Which taxing agency is holding the lien?

not negative negative response:I firmly believe you need to spend 6+ months studying any market at the zip-code level before you make an investment.

My firm passively invests with some of the top US self-storage operators.

Yes you need a RE niche firm but tax prep without proactive year round tax planning is not very valuable.

I can barely get firms to look at columbus with 10x years of experience thats mostly for ground up. the average house cost is still less than 100k which means you have a lot of houses to tear down still to create a housing shortage. the economics don't make it favorable for any type of investing but turn key or maybe ground up in the urban core which works in any city. but compare any of these cities, I'll take Indianapolis, Chicago, Minneapolis, and columbus and Milwaukee and pass on the rest. 

I own a cloud-based bookkeeping firm that specializes in serving real estate investors all over the U.S.

You need to stop or it will just get worse and then you will be back here with serious problems.You need to politely, yet firmly, tell her that she has gotten too demanding and that from now on she needs to handle everything herself...except major problems like non-working appliances.

Then, I’d just take a firm stance that repair/maintenance issues with the UNIT will be dealt with quickly and efficiently but that you’re not going to deal with high end requests.

I am still looking to see who offers the best value for the money 1-800 or another CPA firm.