I am also worry if I tell them not to do the phase 2 they will prolong and not do a good job on phase 1.

For example, near a college campus 5 blocks away is walking distance, but 10 blocks likely means a bus ride.Put yourself in the tenant's shoes and decide what's too far and what's not.

Yeah, on the come-up I let client's use and abuse the hell out of me, it's the grind.

The rent control tenants abuse the system and try to pass-on the apartment to family for generations. 

One of the major driving factors in my motivation for real estate investing and development was my grandfather, an architect and developer who had built a substantial commercial real estate portfolio in Seattle in the 80's and 90's coming from a tough, poor upbringing and an abusive alcoholic father that was quite an accomplishment. 

But, my service will withstand a lot more abuse than my neighbors.

He is going through a prolonged illness that doesn't look good.

NO evict.Meanwhile keep my head up and continue to pursue my goal of 50 deals in year 2 as broker.June-October- Tenant rides eviction all the way through court pleads not guilty borrows money to pay into court to prolong the eviction gets very nasty threatens us and says he will ride out the eviction as long as possible then leave the day before the judge rules.

Secondly, and more important for this response, it’s a way of making sure my family has steady income even if I get hit by a bus tomorrow.

I believe most of the sham operators were/are out of business once attention to the L/O problems/abuses were in front of the general assembly.