To @Gita_Faust 's comments maybe it's an import from your tenant software, trying to get it and QBO to play nice together.

Else they can be dead 5-6 months a year. 

If she's being difficult with me showing the unit now, then it's probably naive to expect she'll suddenly start playing ball after I change the keys.

This was a long term residential "slightly value add" play.

Its my nature to take on some risks but being a newbie it seems like playing it safe to start "makes sense".

The value of this strategy or any value-add play in  expensive markets may all be in the equity capture, not cash-flow.  

those items can come into play as your portfolio expands.to start, simply find find a decent property that isn't too overwhelming and learn by doing. 

I upped my offer by 3k, wrote a personal letter with a family photo, (did this because when speaking to the listing agent I found out the tenants cried when they learned the current owners were selling, so I knew emotion might be in play and wanted to let them know we are a young local family that care about our tenants). 

The jobs growth, outside (foreign and domestic) investment, and ambitious new Big Picture plan (including some really cool live-work-play focused ideas) are all GREAT indicators.

Kids will be out of school in the next few weeks and in general, most people prefer to move during nicer weather.Glass half empty- well, you could probably come up with many assumptions yourself but I would stay positive for the next couple weeks and see how some of this plays out.