The audacity people have to trash your place, treat you like garbage and want their money back. 

Make sure you have a bulletproof lease, treat the tenant fair but set expectations early on.  

And that's exactly how they will treat you. 

By "Tax Loss" I mean that it is likely that without depreciation your property is cash flow positive.If you Materially Participate in the management of your portfolio of rental properties, that loss will be treated as Non-passive, and will flow through to page one of your Form 1040 tax return.  

Buyer may elect to treat this Contract as canceled, in which case all Earnest Money received hereunder will be returned to Buyer and Buyer may recover such damages as may be proper.

@Caryn Fischer You can sell your house to your child below fair market value (FMV), but the difference is treated as a gift.

But that also means that the appraiser treats it as a finished basement and adds 10k.

I understand that it's unrealistic to expect anyone to treat your property with the same level of care you would, but the company we hired has been a NIGHTMARE. 

I think you need to treat those 2-4 buildings almost like larger building looking for upside in rents and/or reductions in expenses in order to get it to cash flow.

Even if it were possible to wait it out and do a "gotcha" at the end, that's just not how I want to treat anyone.