You're just inviting unwanted replies.It's great that you want to start investing for cash-flow, that's a good start. 

the term is pennywise and pound foolish.

Don't be penny wise and pound foolish. 

You want long term relationships that grow over time and not one off abusive type transactions.Start investing now just like the investors so you can tell the flaky buyers and sellers to (pound sand) when they get abusive.

Make an agreement with your new trust partner that basically dictates you must have a prenup to exclude business assets from your marriage so there are no unwanted future "partners" in the business. 

Add $1.50/sy for 8 pound pad and $4-5/sy for installation, and you should be looking at no more than $1.50/sf for very decent carpet.

I had a roommate with a 100 pound lab that even had the dog wear dog shoes so the wood floor wouldn't be scratched, and he took his dog to dog day care and training regularly.

So your tenants will have to cover everything or take everything out and the insulation will find its way into unwanted places.check out this website and look at the bottom titled decoupling tips:  http://www.greengluecompany.com/products/noiseproo...

The recapture tax is the 800-pound gorilla in RE, because the unrealized gains grow exponentially.  

They add on with threats of suing you for even more $$ with the hopes you think its best to let it go and "cut your losses".If what you stated is true.... and have the documentation to back it up, I'd tell her to pound sand and "I'll see you in court".....