So I consider discussing the best approach to help get that property back in black. 

Even when an eviction case seems black and white, you never know what mood the judge will be in that day.

The rules are not black and white here, but you have to come up with some "reasonable" way of dividing up the expenses for the rental portion of the house.  

Hmmm...I guess I'm weighing in as a single mom myself with 2 SFR's with single mom's in them :)   Divorce, while certainly a devastating blow to everyone involved, isn't always a black mark, but certainly invites a couple of extra questions. 

Even the tax code is not always black and white.I would lean towards advising you to go ahead and claim the expenses.

on every surface (walls, ceiling in this 2 story garage) in thousands of " circular black mold blooms"The field property manager's reaction to the horrendous discovery?

Educate yourself before you step into this business or end up as another guy/girl blasting out bad deals, getting black mailed and illegally brokering without a license (I'll touch on that in another post). 

If you need a Lean Six Sigma black belt let me know!

Change up the lights to match in black and get rid of the wire running to the "garage".  

We call the contractor and he says he will come out and look tomorrow.When he comes, the boiler is cracked, he said a build up of black sludge caused too much pressure in the system and that now I need a new boiler.