At the moment they are the best company that handles Fourplex in the area and I would be hard pressed to find someone else that will manage a Fourplex. 

Now there is about 2.5 months left, they just read the lease and see that we don't give the security deposit back until up to 45 days after they move out (we have the Illinois State law provision for security deposit return wording in our lease).Now, there is NO WAY we are giving ANY of it back early, however, I am looking for a "soft", de-escalating way to tell them this, other than, "It's not up to me, this is a company owned property and I am just a manager" in which case they are gonna call my husband, the other manager, and/or press me to get to the decision maker and get them a response, or "We are following Illinois State law" which may encourage them to start googling that, we do follow IL state law, but they could find the City of Chicago landlord-tenant laws which are horrible and get confused that it doesn't apply in Chicago suburbs.

If I had several ending their lease at the same time, I would be hard pressed to do a quick turn around on all of the units to get them rent ready.   

The present roof decking is an older material that is like press wood.

My second opinion guy came in, pressed against the tiles and says it should have been soft to push if the sheetrock was water-damaged.

You will be very hard pressed to find one that will pass an FHA inspection. 

From an investor's perspective, however, you would be hard pressed to find anyone that would get excited about a 20% spread.

Last, your friend doesn't truly seem to be motivated....If he were really pressed for cash and had a house with $200k equity in it he could easily sell it for 20-30% off market and still profit.Your on the right track wanting to learn but one thing you can't do is "make" everything work.

Tell them the mailing service made a mistake with the zip+3 codes and that they're in an area you don't invest in right now and you're sorry for the confusion.If they press further and you don't want to cut them off, maybe tell a little white lie and say that you typically flip your homes to an investor list and your investors simply don't buy in that area as they prefer homes at higher price points.Again, you want to save yourself the time but want to appreciate the fact that you were the one that sent them the notice to call......There's gotta be some reasonable excuses you can use for the mistake without having to cut them off and appear impolite.

I'm not smart enough to figure that out, I'm basically plagiarizing the top economists that spoke at the various events.Consensus was the market has performed very well the past few years, but that the big national players are pressing pause on new acquisitions in Houston for the time being.