My son has been offered a co-op with Southern Company in Eatonton, GA. 

We do get a better fee/split structure, and that's a fair trade for the extra work of managing a large investor base and it's associated extra accounting and tax reporting overhead.I also find the advice in the OP to be contradictory. 

OP.  

Op.

I have 4 properties and I'm getting a CPA for 2024 since I sold one (that was the 5th property) but I held it for less than a year, sort of like a did a bad flip but I did intend to rent it out (very long story).I'm guessing the OP has two single family rentals and not some large apartment complex, if OP is still there. 

I went back and reread the OPs posts.  

Sure, if OP wants to spend an extra $500-$1,000 on an appraisal that can't actually be used by her bank just to have as a reference point, she can certainly do so.

The OP got some good free advice and a couple of real estate book referrals.

The OP said the tenant was evicted through court, so I assume they have a judgment and can turn that over to collections.

Each state is different as you noted.. the OP is in Oregon so thats how that works..