Review the Lease: Check the existing lease agreement for clauses that cover termination by the landlord.

Finding the right land will be the hard part so we are even open to buying an existing one that is value add. 

Not to mention the various layers of independent contractor relationships that exist not only between yourself and the owner but as well as yourself and the 3rd party vendors you likely lean on.

More often than not, when people really start digging in to the data, it becomes a rabbit hole and creates fear- you start looking for some random piece of data that will confirm that there is no risk, which of course, does not exist. 

New roof and basic upgrades to kitchens kept the existing tenants.

It doesn't exist anymore.

I currently operate a mom and pop rental business in Reading with my wife where we provide an alternative to the slum lord business model that has existed in the Reading market.

Next, yes terms sales exist.

I bought a property through Miami Life Realty to ABC Capital Management with a loan from a company that I am not sure if it even exists, since there are many different companies with same name, but the address does not match anywhere and on the papers i've signed there is not any representative from the lender's company.

The problem with that is two-fold: first there are likely existing assets that are not replaced that qualify for shorter asset lives so you're leaving money on the table, and second you have no cost basis for the removed assets replaced in the remodel as they're intertwined with the initial building cost basis so you'd technically still be depreciating retired assets which is tax fraud.