Im based in NY so even if month to month if she's been there 18 months I would have to give her 60 or 90 (cant remember off top of head) notice to vacate unless she doesn't pay. 

You can have handful of LLC to combine 2 to 3 property based on location and value of the property.Disclaimer: This is information purpose only and not be taken as legal advice.

In that case, you will need the lawyer to draw up the note and associated paperwork.I'm not exactly sure what is meant by subject to financing, but that sounds a lot like a finance contingency, where in the buyer is allowed to bail out of the contract if they can't get a loan.

Based on what I'm reading sounds like you have a negative return, not a 3% return. 

Anybody have experience how to manage a renovation loan and draws using multiple contractors?  

Prefab and modular projects often require a different draw schedule than stick built homes.

There doesn't seem to be a lot of MTRs (rooms and entire units) in the area just based on initial searches on Airbnb and Redfin, but I understand this isn't the only indicator of demand.

Quartz makes sense for a high end unit/ fancy neighborhood where you can and will attract tenants willing to pay more for them.Repainting is often a no brainer, but could be based on the current conditions as to whether or it is needed.I agree with Melanie on researching the washer/dryer comps. 

The numbers continue to make sense on this it’s just now a matter of how long do I allow the litigation to draw out (still acquiring those attorney fees) before just moving on.     

I use a lot of different cards based on the best categories on my spending for cash back/miles, but one under the radar for rental investors that gives 5% cash back on up to $2,000 spending per quarter on utilities category when chosen is the US bank cash+ card.I max out on utilities spending with the card every quarter.