It sucks for us LLs, because if the tenant is poor, LL won't go to small claims to get award, too, and then there's eventually no record.

I requested a few days ago on several properties and am waiting on their decision.

Your wife as conservator/guardian has an obligation to her mother and selling the property to herself creates a conflict of interest in that she stands to benefit as the buyer and is also making decisions for someone else as the seller.2.

Quote from @Robin Cloud: It's hard to make a decision based on this.

I am confident price is your issue especially if you are deriving the price off a poor comp (smaller unit, etc) and then applying arbitrary adjustments.  

Our strategy is successful but requires investors to commit to a fairly intense prospecting and decision making pattern.

Was truly one of the best financial decisions of my life. 

Most value adds involve work   Some require specialized knowledge.Here is a list of why adding ADUs in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

To be honest, I’m too busy to be making this decision right now.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!