Also, please keep in mind that the current cost to build new construction residential is around 230-260/sqft. example: $230/sqft×2500sft 2 family structure or 4 studios offering 625sqft/unit =$575,000factor in  an additional cost to provide adequate parking and accessibility to accommodate 4 tenants due to topography and building design and Voila! 

HVAC contractor will:- supply and install 80k BTU 92% gas furnace on first floor- supply and install 3 ton coil- supply and install 3 ton condenser- supply and install 5 zone fujitsu mini split system on the 2nd floor with copper lines and slim duct (2-7k indoor, 2-9k indoor, 1-12k indoor units)- supply and install new duct grilles and registers- supply and install new refrigeration piping, exhaust piping, thermostat- supply and install new natural gas piping to accommodate gas load Estimate is $17,700 and I have no idea if this is fair or in the ball park.Any help or direction is much appreciated.

Pretty comprehensive and starts from a perspective of not a lot of previous knowledge. 

They have a list of commercial re conferences.https://www.reonomy.com/blog/post/comprehensive-guide-to-commercial-real-estate-conferences

Self managing my first property has been a comprehensive educational experience and is equipping me to be a more effective investor when I turn the keys over to a management company in the future.

Sounds like a good plan to me.Although this is not a comprehensive list, it will get you started.

She seems to be trying to get away with as much as she can, and with all this just two weeks in I have a hunch this will get messier.I had intended to accommodate her wish to pay on the 16th, but now with the utility thing I think she is trying to game me.

Good question Julie and I am a bit confused and concerned as well why there is so little awareness or comprehension of this point. 

If you want to give him another chance, send him the letter and also add in that if you don't hear back from him with a day or two, you will be sending him your notice of not extending his lease.And I am sure someone will tell us why this isn't a great idea, but you might even consider trying to find another accommodation for him.

The tenant can then use the savings from not having to pay rent to get other accommodations until they can return.