Speak with a tax pro to determine if the roof is QIP eligble to be expensed, only applicable for non-residential real estate. 

That means you have to purchase 4166 records to use your $125, but Datazapp is even better than every other company because of you pay them $250 in advance they will let you make as many small purchases as you want during a 30-day period until you reach 6,000 records.The cost to purchases emails and phone numbers is much more expensive when you are using a customer list you own because of what I already explained, but if you don't have a list and you want information for property owners then you can limit your lists to only those that contain both email addresses and phone numbers.I think the reason most real estate investors don't do a lot of direct mail or bulk email is because it requires a lot of software and technical knowledge.

With that being said if you're using an esig software we are talking about a few clicks why not just do it the long way to be safe. 

This does require owner occupancy of both units for at least a year for condo application submission, but also assumes a number of other things including that nothing was performed with respect to prior historical tenancies that would disqualify you from a condo conversion.While the aforementioned would be ideal, it would be all for naught if Planning determines that if at any one time the ground floor was rented in the past.

I'd probably use local realtors to help re rent any vacancies and then possibly use a PM software like rent redi to keep everything in one place.Has anyone had management in place and then decided to opt out to self manage?

Then after that split is taken out, we pay income taxes to Uncle Sam, errors and omissions insurance (in case there's a lawsuit), Realtor's Association dues, MLS fees (so you can look at properties on Zillow), monthly technology/desk fees to our broker, health insurance, car insurance, gas, maintenance, clothing, computer, cell phone, software, marketing, etc.

It should cut down on costs and complaints.If the tenant demands upgrades you can't do, I'd give him whatever notice is applicable in the jurisdiction to tell him to go pound sand and find another place to live.

The outstanding issue is permits can't be processed on a non-conforming property until zoning approves the application for non-conforming continuous use.  

I'm in the same situation but the building department won't tell me anything, they basically said you have to do the application and we will approve or deny you.

Yes, definitely reach out to an accountant for help with an LLC, an IRS EIN, accounting software recommendations and tax planning.