Your attorney should advise you appropriately here.In the future, you should learn and understand all your local tenant/landlord regulations.

While I agree it's plain as day that a fiduciary cannot enter into a purchase contract with their client, it should also be plain as day that when acting as a principal buyer (after disclosing they happen to be licensed, per usual), they can then do as they wish with their equitable interest in the contract, be it close, close and immediately resell, or assign the contract (if the appropriate clauses are used), all of which are any buyer's right.

As the contractor, he should be steering you in the direction that is most appropriate for that particular deal, to see if the numbers jive.

Last night, I came across a very interesting program in Baltimore called the Healthy Neighborhoods Rehabilitation Loan.

HOWEVER, many leases (if properly drafted), will contain appropriate restrictions on violating the exclusives of other tenants and I've even seen leases where the exclusives of other tenants were incorporated into the lease (as an exhibit) and the new tenant agreed to not violate those exclusives.If you want to be 100% safe, you need to talk with the chiropractor tenant and make them feel comfortable with the situation and convince them allowing the physical therapist is in their best interests.

With that, I am looking into changing managers to someone who can more appropriately handle properties.  2- You are correct, this is my folly. 

My original point though was that without the comps to determine an appropriate cap rate, you can't convert the NOI into value. 

If you're using the bigger pockets calculators, make sure you're entering the costs as monthly/annual where appropriate and not vice versa.

So long story short, a plumber may do it, but the “appropriate” thing is to call the water dept and they will probably charge you. 

If you have no cash reserve maybe it is time to reevaluate your cash flow position. if someone is in the rental home business and has no cash reserves they are just a ticking time bomb to implode.. landlording REQUIRES significant reserves to be stable .Your comment is 100% correct, i cash-flow about $800 off this 4plex so i do have reserves accumulated. great that is really the key to long term landlording.. not every month will be rosy so you need to have appropriate reserves