So it will barely cashflow or break even. 

This should, ideally, get more cash flow, and allow you to hire a PM without breaking the bank.

If you can break even or maybe even take a small loss going the permit route, that is probably the most prudent option.

hammocks, outdoor entertainment options etc. are going to be your make or break!

look around...you see we now live in police state its only matter time till you get arrested for breaking some made up unconstitutional rule and your welfare paid town ceo is wanna be cop itching extort more money from you to pay his salary. 

None of them are going to make you break even - reconcile yourself to that right now - but you can be close to the action and in a nice development.

So let's try to break this down for you.In a nutshell, depreciation recapture happens when you sell an investment property for more than its adjusted basis (the original cost minus accumulated depreciation).

Make your expectations clear and simple.Two clauses I really like after having issues with couples breaking up or singles disappearing:In the event that Tenants decide they no longer want to live together, ___________ will be considered the primary Tenant to make decisions about modifying or terminating tenancy.

I  have about 220 leads after my team ends in my list and I have 3 options:1) research and   implement an interactive voice response technology to pick up calls for me when my team is off shift2) Pick up calls myself after my team's shift (this. risks breaking the systems I implemented in my business and also enforces a bad habit of working "in" my business3) Do nothing.

There are 2 properties still with PMs but as soon as I can get them back with breaking the contract, I will.