@Laura Williams that is a great question and I failed to mention it.

Failing to follow proper procedures will cause even more delays.  

Completely agree. what I failed to mention is The tenant is my daughter and her boyfriend... otherwise I would never do a month to month verbal lease.

You'll potentially increase your stress, fail to replace your lost income, and possibly lose part or all of your investment property equity.Focus on replacing your job and stabilizing your finances.

I have already generated pre-forclosure lists, failed listings, free and clear, distressed property, and motivated seller lists.

I'd be letting my tenant know that their goverment is failing them.

There is near-zero value add.Your manager failed you because they didn't care to understand the problem or to follow up on the *right* solution.

Advertising a non-conforming unit without disclosing its illegal status could be considered deceptive (and fraudulent), opening the owner to major legal risks (fines or tenant lawsuits).Even private marketing, like word-of-mouth, doesn’t absolve the owner from liability if the unit fails to meet legal requirements.

I like that baseline seems like a good replacement for Quickbooks, as well.In regards to having multiple accounts, I’ve been told that Chase is a bank that allowed for this, but I also don’t trust that Chase wouldn’t be taken out with the other banks failing, so I don’t know about using their accounts, either.If you happen to come by a bank you would trust, I appreciate if you’d share. 

Assignment agreement between you (assignor) and the end buyer (assignee)Assigning does not necessarily relieve you of your obligations to close on the purchase if your assignee fails or refuses to do so.