We take over management of many homes that have unresponsive agents.

However, components of a central HVAC system in a residential building, including furnaces and condensers, are NOT eligible for this treatment and must be slowly depreciated over 27.5 years (39 years for STRs).

She freeloaded off your dad and now wants to screw him over again.

You've come to the right place, there are over 20 enlisted CPAs here in Biggerpockets working with real estate investors across different states.

Hello @Jerry A.Feel free to message me if you have any questions but I would seek out a broker who has access to over 220+ lenders to help do the shopping for you. 

Last year a tenant invited her sister over.

This is way over that boundary of ambition.

I have over 100 lots to build . utilities in place 800 people on waiting list for section we need houses.i am also a sec 8 landlord 

The current owner is letting me take over the property as a tenant as long as I pay the water bill and the mortgage payment on it and whenever I decide I can purchase property for the balance of the mortgage  they are in no hurry for me to purchase the home as long as the mortgage is paid. 

@Devan Praska I do not have a manual for my tenants but have created a manual for each of my properties in the event that something might happen to me and someone else would have to take over the management of them.