At this point they are playing the waiting game with the company/agency.

We also need our basement entrance to come out the side or back corner of the house, as we don't want our renters having access to the backyard where our children play.

The house is the worst house on the block so there is room to play with values.  

Like I said rents in Oregon if you look back were flat for a good 10 years.. there was signing bonus's and rent decreases.. not many if any rent increases the increases were the last 5 years and in some areas they were substantial like 50% in 3 to 4 years.this led to a back lash in the city of Portlandia so now you have all these people screaming for rent control and you have the law that did pass were you have to pay 4500 to terminate a lease.. and other sundry items..

I may be better off flipping it.If I keep it.I will realize 44k in equity10k in tax deduction from repairs, de minimis and bonus depreciationtax deduction closing costs for the loan Ongoing depreciation = 5,500 a year (150k basis / 27.5 years)The cost to me: around zeroClearly, this is not going to be as profitable as the first, but It will provide a tax deduction of 20k. 

Six months will be here and gone before you know it and you'll have that cash back in play.

Get a report if there is one Change the locks Repair any damage If it’s really bad call your insurer As mentioned this is a common game loser tenants play and often it’s a lie to cover up something

Looking for 15-40 units, class B or C assest with value add play, no heavy reposition, mismanaged, under market rents, some repairs needed, stabilized

Play it by ear.

She's playing you then.