The  unit is rented consistently and is functional but also needs upgrades, new siding (has 2 layers), Some rooms could benefit from re-wiring and more insulation,   Painting is always an issue as it is not plaster but older thin wallboard. kitchen is fairly new, bathroom could use upgrade, upstairs bedrooms have some pitched ceilings but I don't think based on the foundation/construction it is a candidate for a full second story and it had a new roof a few years ago.

I managed to evict the tenant after several more months, a court date, and a significant amount of property damage. 

This bill is effective immediately due to the inserted ‘safety clause’, which deems the bill so urgent in protecting the public safety and welfare that it immediately goes into effect upon the Governor’s signature.This is not legal advice, rather this is our interpretation of the bill as we continue to work through it to determine how operationally we will function under these new rules.If you are an owner-client of Grace Property Management, please know we are working with our attorneys to ensure full compliance as we continue in our ongoing due diligence and interpretation in this very complex bill.We believe that when property management is performed with integrity, both tenants and landlords benefit.

We are planning to transfer it to a land trust, yes.When you transfer a contract that has a due on sale clause, to a Land Trust, to hide the transfer, (that is the reason for the Land Trust, now isn't it) just be aware that is interpreted by the court as the intent to deceive.

I have spent a lot of time in building court over the years.

Sec. 1.167(a)-(11)(e)(1)(i) provides that property is considered to be placed in service when it is “first placed in a condition or state of readiness and availability for a specifically assigned function” (emphasis added).

Manage them yourself, go to court yourself and fix them yourself and/or use a cheap handyman.

Once you have a shortlist, sign up for an account with each one and test them extensively to see how they function.

When I first started investing in real estate I drove down to court house and gathered data.

It also has the reporting functionality CPAs are looking for.