Remove value-add aspect at entry, now we have the specter of negative equity infringing upon options. 

What are the rules for removing this person, as I understand it he falls under hotel rules, not the landlord tenant act.

Remove those and the Net S8 Rent will be market rent.Typically, the only way to get more than market rent is by buying in Class D areas and hoping a S8 tenant will live there instead of a Class C area.Keep in Mind: TENANTS QUALIFY FOR SECTION 8 FOR A REASON!

It appears they have all been removed.

When you write things like this, you remove all the value from anything you said before.

Fix your cabinet with the missing door, remove the stickers from the mirror and window, close the toilet lid, sweep and mop the floors, use a wide-angle lens, and take pictures from an appropriate angle. 

If you have an active root...over time it will grow back in there unless you excavate, cut and remove. 

If you can maximize all 3, then you've also created a very wide lead funnel, which is less common in multifamily properties.Maximizing "pets" means you're removing carpet, allowing at least 2 pets including cats and larger dogs > 50 lbs, access to a fully fenced-in yard or walking distance to a dog park, leniency on breed restrictions (depends on insurance, your risk tolerance, due diligence with pets during inquiry phase), pet friendly furniture (e.g. faux leather couch, low pile rugs if at all), etc.

You also have snow removal and salting when you own apartments and it can be pricey.

HCD would likely squash any jurisdiction’s attempt to remove or limit a safe unit.It is a good investment to get the unit permitted especially if it is close to the quoted price.