If a dishwasher is 15 years old and the tenant destroys it, you can't really charge them much because the appliance is beyond the life expectancy.To learn how to determine charges for cleaning and repairs, you can read my book in my signature, Brandon Turner's Managing Rental Properties, or NOLO's Every Landlord's Legal Guide.

(gross rents $4900; 8% PM; mortgage+insur+taxes = $3600/mo).

Is it fair that the county can raise property taxes due to a strong market?

Taxes 10k HOA is 9k The current owner never did short-term rentals.

There are any number of Real Estate schools available to you, so choose the one that compliments your learning style, whether that be online or in person or a hybrid. 

If it is that good of a deal, I would go down to the county office and speak with them to learn the process and the timing it takes to get a permit. 

Assuming this is an 8 cap neighborhood you'd have a ~$420-450k value within a year (unless property taxes are crazy high) when leases would renew since it'd be valued as a commercial building with the office space.

Looking to learn how your experience was with going through the permitting process in the city and if you used any vendors that were a positive resource for the process.

I may not even go the partnership route but I am interested in just learning about all the options I have. 

This is a great place to learn and to connect with people so take advantage of all the great resources.