The duplex in question had great potential and attributes.

There were a couple of characters promoting this play a few years ago and pissed off the judges to the point that we can't utilize the laws now when we really need them.

I consider a credit report as a major factor to the credibility and character of the tenant.

I would recommend, if you are planning to continue to do deals outstate, try to find someone outside of the cities, relatively close to the areas you're planning to invest in, and do every deal with that individual (if they're of high character and reasonably priced).

I'm debating painting cabinets of a small home (800 sq ft $60K ARV) to add some character and differentiation.

This can’t be attributed to workers coming back into the market because this measurement includes unemployed and underemployed folks along with discouraged workers.

This is a standard maneuver for characters that live in these areas.

You must file Form 5213 within 3 years after the due date of your return for the year in which you first carried on the activity, or, if earlier, within 60 days after receiving a written notice from the IRS proposing to disallow deductions attributable to the activity.

I do not feel bad for her however, as she obviously has bad character.

Of course, you will have college student tenants presumably, so get big deposits/cosigners and/or be an amazingly good judge of character!