For that reason, the appraiser should report the basement or other partially below-grade areas separately and make appropriate adjustments for them on the Basement & Finished Rooms Below-Grade line in the Sales Comparison Approach adjustment grid.For consistency in the sales comparison analysis, the appraiser should compare above-grade areas to above-grade areas and below-grade areas to below-grade areas.

Even in a tough market, there are deals to be had if you are consistent, and work hard to uncover them!

What does that plan consist of? 

You have to be consistent with it as well.

My brother lives in Sydney (I'm an ex-pat Canadian with strong ties to Toronto and Calgary) and I can tell you, long-term, Canadian/Aus/NZ cities consistently rank high on the most livable city lists.

Usually i'd say stick to the lease, be consistent, and be firm.

However, in my opinion, the best median to acquire motivated sellers, is the median you can afford to do consistently over and over and over again.Generating motivated sellers from my experience is not a one and done thing or a whenever I need a motivated seller I will use this product or service. 

The resulting gains are tax free if held in the OZ fund for 10 years, but that original investment must consist of capital gains from the sale of an investment such as real estate or stocks.  

As for the consistently late paying tenant...HAve ALL tenants fill out an estoppel.....and have ALL tenants sign YOUR new lease and include the late fees.

My prep consists of continuing what I'm doing now.