I have special provisions regarding the nature of the business in the current lease, but am looking for more ideas for protection/usefullness to tenants..

It is human nature to justify our past mistakes.

Follow it up with research.After you have studied, met connections through meet ups naturally, and got your self financial sound, start to look for investments.

Very dark inside I will add natural lighting upstairs with sky tunnels.I will offer lower after 153 days on the market the price is still high and pay like 20% down to operate on breakeven basis.I do not anticipate homes of this vintage or neighborhood homes to appreciate much.

Several years ago I heard of a young marine killed by flying tools he had in his vehicle (he had an accident his way to a job), so I refuse to carry anything of that nature in the back seat.

If you're incorporating, start investing like a corporate investor!

A split to 80/20 could be problematic because it doesn't reflect the Joint nature of the tax return and could be seen as a step transaction if she was to only do an exchange on her 80%.Owning as Joint tenants is certainly a possibility and in fact the one that matches the tax return. 

Or you could put it in corporate bonds for say 5% with higher risk.

Appfolio apparently incorporates RUBS into their management software but I have yet to fully dive into its feasibility for me yet.

I agree with the others on month to month only so things can naturally shake themselves out with those who want to stay and those that don’t without being bound to people who want to make your life hell!