The ideas above work great, and you can also copy some reviews into the description.

The seller had stated in the property description that they were doing a 1031 exchange so we knew they were motivated.

I’m normally happy to make improvements and think they’ve become accustom to my willingness to invest.The whole unit “turn” cost $7,000, and they provided no pictures or notice in advance of any work, and literally no description of the labor on my invoice.

As you can see from the brief description above, I'm in a tough spot with this house. 

Account Closed By your description, it sounds like it's jointly owned by you and your sister.

Detailed descriptions definitely help.

Based on your description, it sounds like you have an existing Coach House property (located at therear of the lot) which is Legally a 2-Unit building but at some point was converted to a 3-Unit building.First and foremost I wanted to clarify that RT-4 does not mean your property is "Zoned for 4 units".

Seems to be designed for longer term furnished rentals with no calendar or place to put availability besides description and lease term.

If after that deduction, and all other deductions you still have cash flow, which is unlikely, it is a candidate for hold however based on your description of the handy work I would guess it to be a maintenance pig that you would be safer to unload now and move on to other endeavors that will have a better chance of being positive cash flow. 

The owner has kept poor records and gave me a fumbling handwritten description of rent paid and vacancies to pass on to the bank.