I say if it's not broken then don't fix it. keep doing what is working for you.  

Not being a tax professional the way I understand it is that the capital gains are broken down as a gain each year based on whatever the payments were.

Please feel free to use code VENI324 when upgrading to get your investing career going!

You'll need to think about things like vacancy rates, property management fees, maintenance costs, property taxes, insurance, and any repairs or upgrades that might be needed.

he wants it broken down specifically (repair, supply, maint., rent , etc)  is this normal???   

My feeling is having another party involved incrementally creates another link in the chain that can be delayed, broken or worse - allowing the payer to "claw back" payments, sometimes months from now.

The house is quite old, needs all systems to be upgraded, and has an strange shotgun 2 bedroom setup.

I ended up getting a free rental upgrade once everything was worked out.

If you're overwhelmed I would look for a real estate attorney who can either send her a letter stating she's broken the lease by having another person living there or if you'd prefer the attorney can go straight toward eviction.

I see that HUD has historical data per zip code here (40th percentile of the rent prices in the area used for section 8):https://www.huduser.gov/portal/datasets/fmr/smallarea/index....I'm not sure how accurate is their data in some of the zip codes.Here data data is broken down by bedroom count so you can get and idea if it's a house or an apartment depending on the area and room count.Zillow data is limited depending on the zip code.