From a physical vacancy standpoint, an 8.333% vacancy rate implies that all units turn over every year, if the complete turn (old tenant move out to new tenant move in, including cleaning/repair/marketing time) takes 1 month.

Physically check each one, yourself or hire a PM or maintenance person to do it.You can take the handle off each hydrant so it can't be easily turned on.

Perhaps not physically but mentally I've gone leaps and bounds.

You bet it did.

If you do involve any outside parties, your best bet is to compensate them outside of the deal.

Look at that no extra income statement.I bet there is money to be found it just might be things deemed essential that at closer glance may not be.The 120k student loans are those frozen currently or are you paying on them??

I bet you meant $400 from EACH side?

I bet your mom knows my parents.

I bet if you ran all of his mail through the paper shredder, and claimed that you "never saw it", he would change the address and the problem would fix itself.

Double your net worth is the safest bet that way if they try to sue you for future earnings you will be in a much better position.