If you can swing it, I would tell her that you are going to have to adjust the rents to the market level, and give her as much time as you are reasonably able, maybe 3 to 6 months to vacate, provided she's paying.

After I agreed to let him go, and the toilet was re-adjusted with a new wax ring, the smell seems to have miraculously vanished with no further complaints (as of yet).Vegas has a severe rental issue right now.

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The cost basis rarely stays the same over time, and once it’s changed, it becomes the adjusted basis.

Do you set rules on kitchen use and cleanup and act as house manager or how is that handled?

In starting our search we’ve looked at properties that are set up and ready to go as a duplex but are zoned single family.

Identifying a d purchasing properties that are undervalued due to under market rents caused by owners with a lower purchase basis that are terrified of losing tenants and raising rents, will definitely provide you with immediate upside appreciation when adjusting rents to market rates as well as covering all your holding costs and a cash flow reward every month. 

Set for Life by Scott Trench3.

It seems like you've correctly adjusted the carryover losses on Form 8582 to reflect the net income for each property.

The property I've set my sights on is a 9-plex where the owners are willing to carry 70% of the loan at a 5.5% rate for a $1,800,000 building.