Hi Chris,I guess I'll be the fifth person to say it, you must have a WA real estate license in order to manage properties for other people. 

@Andrew Boettcher as you guessed, nothing in the lease mentions a requirement to run the A/C, it was just a verbal discussion. 

I guess I will always be one of those old timers that has learned to find water with a stick and never be one of those really technical guys although of course I can see the value of being technical.

I'm guessing that at this point the POA no longer has power, and the property is now part of an estate which must go through probate before being sold. 

Tax accessor recorded it as a triplex but appraiser could say different I guess. 

This is a first for me and for the landlord so we will be learning a lot in the next few weeks I guess.  

The ARV you have guessed at $155k.

If no one is complaining, then until you have some reason to stop him, I guess there's no harm in letting it go.

I have very very limited knowledge of Pittsburgh but my guess would be closer $1800-2000 for both.  

My guess was that landlords look at the trend of demand in an area through various reports and arbitrarily set new prices.