I like that you are forward looking on planned projects, reserves, and deferred maintenance, if any.Having just wrapped up my Schedule E, I see my dues from a 2002 condo purchase  (once a nice "on paper" cash flow property) is now the largest expense by far, eclipsing mortgage interest etc. 

I live in Idaho and because of the eclipse in August houses are selling FAST.

Plus, if you are paying high interest debt, it may be close to (or eclipse) your early returns in REI.

Eviction, on all parties,, You have figured this out, for next year,, if they can't afford to pay for an apartment over the summer, they aren't going to use till school starts,, that's their choice,,rent is due when due and your not waiting for student loans or the Eclipse to wait for rent again.

I have a hard money contact as well that can lend on building if you start to eclipse that 20-25k number.

I was of the cashflow camp from my first purchase in 2005 until about 2017, when the market appreciation had far eclipsed all the cashflow I had experienced over those years. 

So the lister, with their .4 % spread and larger expenses, should be eclipsed by the buyer.

Hoping they have good working knowledge on eClipse and the ins and outs of the system in order to expedite.  

I'm hoping to find someone who is well versed in the eClipse system, knows the ins and outs so we can expedite permitting.Any help would be greatly appreciated.  

If done right, it will quickly eclipse anything you could achieve on AMZ.