If you're looking to invest OOS you should check out this Bigger Pocket Blog here: Core 4 Members of a Profitable Long-Distance Real Estate Investing Team (biggerpockets.com)explaining what's needed and how to build your Big Four team so you will have boots on the ground ready to move full speed ahead when you're ready to pull the trigger.

Is it an adjustable rate?

If you can swing it, I would tell her that you are going to have to adjust the rents to the market level, and give her as much time as you are reasonably able, maybe 3 to 6 months to vacate, provided she's paying.

The cost basis rarely stays the same over time, and once it’s changed, it becomes the adjusted basis.

Identifying a d purchasing properties that are undervalued due to under market rents caused by owners with a lower purchase basis that are terrified of losing tenants and raising rents, will definitely provide you with immediate upside appreciation when adjusting rents to market rates as well as covering all your holding costs and a cash flow reward every month. 

It seems like you've correctly adjusted the carryover losses on Form 8582 to reflect the net income for each property.

They turned down your price adjustment request.

After I agreed to let him go, and the toilet was re-adjusted with a new wax ring, the smell seems to have miraculously vanished with no further complaints (as of yet).Vegas has a severe rental issue right now.

There is nothing wrong with closing 1 deal every 3000 leads, there are tools meant to speed up that process.

Are you providing cable and high speed internet, security system, cleaning service etc?