you should bottle that and go market to market and build an empire of PM ness

@Sean Snider look for cracks in the foundation, ground level ness to the house can signal shifting, bowing of basement walls, buckling siding. 

@Kyle Majors additionally to what @Zak Parks said, some keywords in the MLS will give you an idea of done-ness, ie: fixer, as-is, etc.  

I also include in each welcome packet a step by step for how to call the power company and report an outage as well as how to reset a flipped breaker.This tenant has been short term so far and has had issues paying rent every month, and makes excessive requests (in frequency and in "reasonable-ness").The tenant is not responsible for deciding if a handyman is needed, but if one is called out and it isnt a landlord responsibility, shouldn't that go back to the tenant? 

With late payments common from this franchisee among other sketchy-ness we want to try to evict or transform the property to some better use or other franchise or at least a better more fair lease than what was concocted currently.

Resenting the tenant for calling you on it is unwise and will lead to an unneccesarily adversarial attitude.She does sound like a pain and you may be right about her planning, but don't confuse the legitimate maintenance things with her pain in the a##ness.

So this will be my last post on this, so the draw-out-ness comes to an end.

The City tends to reward competence, ballsy-ness, and vision, which you both seems to have in reserve. 

An 8 Cap is a mythical creature akin to the loch ness monster or a unicorn.

This tells me that multi-unit prices decreased by at least 10% during the past 9 months are are definitely not rising.So, here is a little math if anyone wants to show others how to do the math.10-units in Torrance California on Van Ness Avenue about 5 buildings south of Redondo Beach Blvd.Asking $2,750,000I would offer $2,650,000 and tell the broker I will not accept a counter offer, will not ask for discounts for repairs and it will be a done deal.Gross Income is $180,000 or $1500 per unit and can be increased very quickly or if you think it is better to do over 3 years to no less than $1650 and to a max of $2750, but you need to spend $300k for rehabbing.Personally, I am not interested in this property because my calculations show that if I raise the rents $40 per year for the next 10 years and after the rehabbing with principal paydown I would earn a whopping $515,000.