@Jonathan Klemm thanks for the mention@Ali Farhat Jonathan is correct that you may still have some opportunity depending on the Zoning designation for the lot, and how many existing units are Legally Recognized by the City.You can Check the Zoning Designation here on the Chicago Zoning MapFrom there, you need to check the requirements for your lot based on the Chicago Zoning Ordinance (Note: RS-3 does not mean 3 Units.

Calgary market did not experience the crazy increase in price like Ontario, so the correction has been modest. 

Promote Open Communication Create a Safe Space: Great leaders encourage open dialogue, where team members feel comfortable sharing ideas, concerns, and feedback without fear of judgment.

Communicate, treat everyone with respect, and provide ample time.

Communicate with the family about the belongings and when they will come to get them.    

My ex still refused to provide financial documents so I could file on my end correctly in 2022/2023 while still legally married.  

In my experience, economic vacancy is typically more than 8%.Your NOI calculation is not correct.

I'm going to give my answer assuming the underwriting is correct and you've got quotes for your insurance and a few bids (and picked the highest number) for your renovations. 

@Adria T. the PM company has to communicate, get a tenant in quickly and be able to handle items that are unforeseen..

Each option depends on your timeline, but a HELOC or cash-out refinance will likely offer the best long-term value, and it looks like you already qualify as REPS, which can save you 1000s in taxes if you plan your investment correctly.