I doubt I'll ever get my back rent and damages back either, but I figure if they ever get their lives back on track or they win the lottery :-) I'll be in line to collect.

I am the process of exploring an opportunity to flip a fire damaged property.

I am curious if running ads is an economical / effective method to sell our properties faster.

The 2 year difference between 3 and 5 could have a huge effect.

We took over the property management because the owner was having multiple issues with a few of the "tenants" that have illegally sublet the property, and we are now dealing with the ripple effects (e.g. squatters, dogs, dispute with neighbors etc.)The landlord is cash strapped, and has asked me to go in on the property/deal with him in order to get a cash infusion to cover legal fees & renovation costs. 

After talking to my lender and they clearly oppose to transfer title out of my name I'm running out of ideas of how to do this legally and cost effectively.

It simplifies accounting, enhances financial transparency, and supports effective management of your investment property within the LLC structure.Hope this helps!

In addition, I would point out that the failure of this old PM to live up to their obligations caused you "damage" which they are responsible for.

As a hard money lender who works with many investors in the Portland area, I can share some insights on maintenance costs for multifamily properties in this market, though individual experiences may vary:Lots of investors report a slight decrease in maintenance costs during winter months, bc of:- Fewer landscaping needs - Less wear and tear on HVAC systems (as heating is generally less intensive than summer cooling)- Reduced tenant turnover in winterWinter-specific issues can arise:- Potential roof repairs due to heavy rain or occasional snow- Gutter cleaning and maintenance to prevent water damage- Heating system repairs or maintenancePortland-specific factors:- The mild climate helps reduce extreme weather-related maintenance issues. - Older housing stock in some areas may require more upkeep. - Strict local regulations can also sometimes increase compliance-related maintenance costsCost-saving strategies I've seen help:- Preventative maintenance programs can help reduce overall costs obviously - Some investors report success with in-house maintenance teams for larger portfolios- Energy-efficient upgrades can help reduce utility costs in the long runYour specific costs will depend on factors like the age and condition of your properties, your management style, and the specific neighborhoods you're invested in, but hope this helps!

Along with the dead load of the framing and lattice, you need to take into account other forms of loading such as snow load, roof live load, and wind load to see which combination produces the worst load effects.