@Robert Spiegel Great question, and it’s always a balancing act when dealing with long-term tenants who’ve been fantastic overall.Based on my experience managing over 1,200 rental homes in North Texas, including areas like Dallas, Fort Worth, Plano, and Frisco, here’s how I would approach this:Cleaning Charge: While $540 may feel steep, it can vary depending on the size of the property and local market rates.

Although most municipalities do follow the IRC, there are differences by area.

There are a lot of different avenues that you can take to make this work.

According to the Planning Board, the intent of the RM-2 Zone is to create, maintain, and enhance residential areas characterized by a mix of single family homes, duplexes, townhouses, small multi-unit buildings, and neighborhood businesses where appropriate.I'm assuming by definition I am zoned to convert to a triplex?

You need to review your lease. tenant may be responsible for interior, but common areas and building facade should be LL.what is the current rate?

I was told the reserves are a requirement of the REIT loan that we have.

There are a good amount of investors on here who could take down (including myself) a portfolio of rentals 

Wenatchee area hands down. 

I think asset prices will continue to grow, areas where millennials can buy affordable real estate will be where I'm setting my sights on.  

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.