@susan @Susan Little I agree about staying away from foreclosures as they can hide some nasty surprises from costly unexpected repairs to undisclosed liens.  

The police knocked but (surprise!)

I fear you’re going to find that your minor gain is going to turn into a major gain because of the depreciation.Depreciation recapture many times a nasty surprise

Honestly surprised it's lasted this long. (~$5k)2) It has front basement windows/sunroom.

(No surprises. 

They are fairly process focused and promptly communicate with me that needs my involvement, so I am surprised of your situation.

I agree with @Thomas S. but based on what you said about the property, I would be surprised if this is a financeable/refinanceable property.And probably most importantly, if that PM decides to wash their hands of the property, what's the backup plan?

If they say you should consider suing them then act surprised (Gasp "Oh my, do you really think I should sue them?")

Luckily no real surprises other than the spot roof repair which was minor.It's definitely guesswork when acquiring deals quickly and on the fly, but can be at least well educated guesswork with some homework and the advice and knowledge of a good experienced contractor. 

I was pleasantly surprised.