In terms of the permitting process, an architect that can self certified drawings would reduce the wait time to receive the permit. 

Just take out $60,000 from the property, reduce your cashflow & ultimately pay WAY less in interest.A Cashout Refinance is sitting around 7% while Credit Card debt is sitting above 20% on average.I know far too many people who regret selling real estate looking back 20 years, but I've yet to come across one who regrets keeping it.

One time a dishwasher broke and was unrepairable, I aksed the tenant whether they wanted me to fix/replace the dishwasher OR reduce the rent by $10 a month? 

Hey Amber - You're asking the right questions—selling multiple properties creates both tax planning opportunities and reinvestment challenges, and the best approach depends on your long-term goals and overall financial picture.If your priorities are reducing taxes, maintaining cash flow, and moving to a truly passive structure, you may want to take a second look at passive exchange vehicles like DSTs and 721 UpREITs.

That said, the other agent and I frequently reduce our commissions on these deals to make them work and, even if the agents don't, the seller would still be getting around 3% at closing with a 10% down payment which, to me, could be a win-win depending on their situation.  

These properties are going to blow your mind on how you can reduce your w2 income TAX. 

With the right tax strategy, you can maximize deductions and reduce liabilities, while having the right insurance and reserves in place will protect you from unexpected costs.By Implementing a quarterly financial review to assess performance and make adjustments to avoid cash shortfalls.

This takes a little more work, but it's the fairest and reduces the likelihood of tenants that squander utilities.If you choose #2 or #3, there are considerations:Start with an average.

At this point since it's after the fact while not totally correct; you may explore adding the missed asset/basis amount as a selling cost to just reduce your gain. 

Let’s break it down and explore how you might approach this idea, the challenges you could face, and ways to structure a deal that could work for both you and the landlord.Why the Landlord Might Be Open to SellingThey’ve moved out of state for health reasons and don’t have family nearby anymore, which might reduce their emotional attachment to the property.The idea of simplifying their life and pursuing something like sailing around the world suggests they could be open to letting go of the property if it helps them achieve their goals.With significant equity or potentially owning the property outright, selling could provide them with a substantial cash windfall to fund their future plans.However, their belongings on the property could signal hesitation to let go or simply a logistical barrier they haven’t addressed yet.