I do not think you need a PM, you do need to learn how to better operate your business, I defiantly believe you should not renew this tenants lease in April and get a fresh start training a new tenant properly.

Getting involved in real estate investing can be intimidating at first when you are so fresh, but in my opinion, with this site and local meetups you will find super friendly and helpful investors.

I am curious about the potential tax ramifications regarding a gift of equity from both a sellers and buyers perspective. 

., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

From his perspective, he would need to work it out with her, perhaps via their legal council.

The seller answered my first batch of direct mail to tax-delinquent owners and wants to "move on and start fresh" from her childhood home she just inherited from her mother.

Exterior has actually been cared for, however we probably need to give it a fresh coat of paint and repair minor damage to the chimney.Guesstimating close to 100k in work if we used contractors to do rehab.  

In addition, not sure what you are talking about in terms of showing in the red from a calculator perspective.

What is your perspective of the efficacy of these success stories?

But if the flooring itself is in disrepair (bad planks, wide gaps between planks, deep water or pet urine stains, holes, etc), usually it's best to just start with fresh flooring.  500sft isn't a huge area to replace.