My eyes burned for three months.

@Edwin ParrillaJust catching up on this- did you get those two quotes like you mentioned?

There were positive signs that the tenant was trying to catch up but I did let the PM know if my tenant is late again I would like them to start the eviction process.

Architectural rules for the neighborhood allowed for garages without issue, but where the catch came was in property use.

Competition from not only new properties but other highly-amenitized communities has kept the pressure on owners to improve their assets more frequently, and with an eye toward differentiating themselves from their competitors.”This comes from a 2018 survey by NAA.

Definitely keep an eye on that.

I do understand that she's the professional and in her eyes I'm just some kid going over her head.

For #1, I will likely use my agent and their team to help me close on a deal and be my ears and eyes on the ground, same way as I have approached conventional financing. 

It takes the IRS a long time to catch up with people sometimes but when they do, it likely would cause a vacancy.The main question here is do you have an established criteria for vetting tenants and if so, does she meet the requirements?

Properties that are in need of major renovation that cannot be rehabbed gradually will end up trading at a substantial discount,  having to account for costs of the rehab,  more of that cost needing to be paid up front ahead of increased returns, much longer period for rents to catch up to market,  and more costs regarding permitting, tenant relocation, etc.