The bottom unit has been in there for 3 months and have never asked for trash cans and come to think of it, i don’t think I’ve ever provided trash cans.

@Ashley Lynn   You really need to get to the bottom of what issue is making the condo non-warrantable.

That alone can severely, if not detrimentally, affect your bottom-line.It sounds like you are  new investor, and I would venture to say this is on the riskier side of things and quite an undertaking if you're new.

The "third unit" is a bit of a stretch and really should be a top/bottom duplex of large 3bedroom units.

I have a local ac guy i've used for 10+ years if you want another local quote, @Elton TidwellPersonally if you plan to keep it long term and every want to raise the rent, central heat and ac would attract better quality renters imho... window units scream 'bottom shelf' and are a signal of what renters can expect in terms of quality and rent... 

During the year rented, bottom line was ~8k in the positive.

The bottom line is if your house is vacant, keep searching for a tenant and tell this one that once she gets approved and gets her appointment with the local HA to call and you will let her know at that time if the property is still available at that time.

@J Scott I clicked on the links at the bottom of your posts and it says the page isn't working.

Especially if your my age or a bit older and grew up on hearing the word “groovy” uttered over and over by Marsha or Greg referring to their new pair bell bottom pants on an episode of the Brady Bunch back in the day.

Although I'm a lawyer, I'm not your lawyer, so you should seek separate legal advice if you feel you need it.The bottom line is that they are already in business together and should probably stay that way.If they were to split things up, they would have to transfer the property out of the LLC into their own names and that would cause problems and cost a lot of money.Even if they successfully split it up, neither one of them could refinance and it would be difficult to sell the property without the other one agreeing.They should either keep it in the LLC and live with it, or sell it and split the money and go their separate ways.What they are proposing would make things more complicated, not less.