Even if you aren't ready to buy, it will give you so much insight as to what properties are in what areas, how much they cost, etc.I'm an agent here in Pittsburgh and I work strictly with investors.

Check out these links:Here, here, and hereBut these aren't helpful as you are looking at options for unpermitted work, so don't expect leniency in not only approval for something the city is merely trying out, but also something that was already completed without any permit approvals whatsoever.My advice is to skip this deal.

If she doesn't have the money to pay 2x the rent, have her pay 1x (or if you can get it rented for Aug, refund her the difference so you aren't collecting double the rent). 

We also considered converting the garage into a 3rd bedroom to add value through live-able square footage but aren't sure how far we should go with it before we start looking into a cash out Refinance.

If they aren't out tomorrow post the notice and let them know you'll be evicting if they don't leave.

She's relatively hands off, pretty much doing the bare minimum to make sure her agents aren't doing anything illegal that will come back to bite her, but that's it.

Not saying roaches aren’t an issue because they are but I do feel like she’s being a bit extreme when she’s seeing maybe one roach every other day or so.  

For the property managers in the audience... when setting up a property management agreement, what would you consider to be the best way to handle fees that aren't covered in the monthly management fee?

I think transitioning to LTR will definitely remove a lot of the pressure, but the profits aren't where I would need them to be.

Not always, but generally the groups that are charging 3%+ acq fees and loan guarantee fees are primarily compensated to transact QUANTITY not quality.