If you want to sell to get the equity out of your primary within the 2-out-of-last-5-years scenario, and she can't qualify, then it's likely best to give her notice of non-renewal, have her leave at lease end with a good landlord reference, (it's not an eviction), then sell it.  

Paid ~3.5k of paintings last year.

Do your due diligence, but most of this stuff doesn't last and is updated way before your buying it today. 1940-1970s - Orangeburg Pipe, Fuses, Aluminum Wiring, Galvanized pipes, etc. - These are the years you have to worry about the most as many of these materials are coming to the end-of-their life as your purchasing today. 1980s - 2000s - PVC pipe, copper plumbing/wiring, slabs, etc. - these are more standard material today, and are more plentiful and are sometimes easier to replace as construction got better. - I'm not actually a fan of the newer builds as everything isn't built to last and a burst pipe, strong weather, meth-head who sells copper, etc. can do catastrophic damage more easily.

Bikes will last a few years at most, less if you are renting bikes with gears.

And there were only 12 FHA 203k loans done last fiscal year in Oklahoma City.

Wow - quite the conversation going on since I dropped into this thread last.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

The city has been going through a ton of revitalization and investment over the last ~10 years and folks are starting to catch on.

If Toledo was great we would have been doing business there the last 10 years, 

when was the roof last replaced, bathrooms, kitchen, and floors.