I initially intended to put down $50,000 to get a sellers concession where they would cover closing costs and a 2-1 buy down (we have to put down 10% or more down for the seller to be allowed to give us that that amount concession, around 5.8% off the purchase price of $484,500, seller concessions are capped at 6% with a 10% or more DP).

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I didn't want the bugs to move to the other two units so I covered half of the expense and the tenant paid the rest.  

Second, your lease should indicate what items are included/covered by the landlord.

Listing it “as is” with a $25k rehab concession can attract these buyers.Consider these options:List on investor-focused platforms like Roofstock or BiggerPockets or Facebook Marketplaces, where you’ll find buyers who appreciate tenant-occupied properties.Network with local investors or REI groups in your area to find someone looking for a turnkey rental with upside potential.Hire a real estate agent experienced in selling tenant-occupied properties, but adjust your pricing to cover commissions if needed.Make sure to highlight the stable tenants and ADU potential—those could be big selling points!

This usually covers contracts, promissory notes, deeds of trust, and other necessary legal paperwork.

Also, if you're a serious end buyer and can cover the first part, that would save a step.

Purchase price: $242,500 Sale price: $430,000 I used private lending to cover the down payment and closing costs, then paired it with a hard money loan to fund the project.

You need to rewrite the entire policy.If it was insured as a rental under your personal name, then transferred to an LLC, the insurance carrier would pay covered claims.*** Please note, the claim check would be made out to the Named Insured (your personal name), not the LLC.  

Reason being, if something goes wrong, the PM is covered (and so are you) by the plumber's insurance and license.Apparently, this is around the same price other people around the US are paying.