For real estate investments with irregular cash flows, XIRR is generally preferred for its accuracy in measuring the true rate of return.

Upon discovering the mold, I've taken proactive measures to prevent its spread.

I've completed several condo conversions here in Columbus and the attorney fees were around $5k, plus you need to hire a survey company to provide you with a condo survey, and you will also need to hire an architect to draw up the final layout and measurements of the interior....both of these documents from the surveyor and architect will then become part of your HOA condo docs.

Yes, you would want proper safety measures and also proper insurance so that you are covered adequately.

I’m having the darnest time finding a simple handyman. the prices that the contractor gives me is such a rough estimate lol they haven’t even asked me for measurements or whatever. 10k for a click vinyl floor?

Take tiny, concrete measures and you'll see results in time. 

Since I'm not based in Pittsburgh, I'd need you to send me the dimensions.... but if there's someone locally who you can hire to measure your units and provide a 2D floor plan, that would make things a lot easier!

And saddest part is it's exclusively and wholly due to regulatory/political actions (ie manufactured/self-inflicted stupidity)      For those not in the know, it's worth a read the far too long list of insane anti-landlord measures recently into effect.

There's plenty of negatives for both, but being able to completely update an entire house on a Friday afternoon with a tape measure, utility knife and an overstock discount pallet of LVP.

After getting burned a couple times by professional, experienced renters who quickly recognized our management inexperience, we began to pivot to increasing our knowledge of subsidy programs, mainly Section 8, which had inherent resident accountability measures modeled into their programs.