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. 

They are very much a black and white type of a loan.  

I just worry about getting black labeled for trying without the proper reasoning (if they do that).

Or more likely, second guy got an apartment because he is such good quality... now I have to start digging deeper into the pile of applications...What if you decided to be nice and give the guy 4 days accept and he was white and the guy waiting was black, are you protected?