I am BRAND new to REI and am looking to potentially make a buy and hold play in the next year, Reno might be that market for me under the right circumstances. 

There's a lot at play here - but if you don't have the money to repair the problem, you most likely need to look at selling the building and getting out from under it.

She did not pay her first month due before housing kicked in.we will be sending her non renewal of lease and good chance she will not move and she plays I do not have money to move out (coz her sibling stays nearby). hence we foresee eviction down the line.what would be a good solid reason to do paperwork for eviction notice.

I went ahead and pay the retainer fee to have anna as my retainer. so let see how this plays out

Your lifestyle, life events, and other income all come into play. 

In my experience its best to call the local authorities and verify in a call then on paper/email that it is in fact a triplex. 

Lol (inside joke)I love the deficiency judgment play, especially for the rent skimmers who have multiple properties!  

The reason for this is they should probably settle the estate quickly, vs some long term play. 

I want them to know that I am accountable for my properties -- and that I am the final authority regarding my properties .

They've always wanted two years of tax returns.I know everyone says you "don't need anything" for DSCR loans, but I've always found that you... do.The key difference is of course that your DTI ratio plays no role in qualifying for the loan.I obviously can't speak for OP's experience and don't know who her lender is.