Hey Jason,We have clients that pay between $750 up to thousands per year for tax prep.

And a lot of start-up companies are migrating to this city as well, because of the efficient costs of living, the OSU campus that has thousands of students graduating and looking for jobs locally, and the availability of land.

I've saved my clients thousands and huge mistakes that the builder would have made them eat. 

As for towns that have a difficult permit process, I think you could literally say all of them especially those that use a third party inspection service to handle their inspections.

She also put in thousands of dollars to make improvements which include a bathroom, and two more bedrooms.

This is an existing tenant, no tenant search required, literally just the legal process of negotiating a new lease and signing it.  

This can cost you 10's or 100's of thousands in property value/sale price. 

Literally 100s of prospective borrowers have been scammed.?  

I'm thinking of using a lawyer but I'm curious is I can save the few thousand dollars and do it myself.

You are literally running a hospitality business, if that is something you are interested in then great otherwise boring LTR over time make the most sense.