It was either payments, gas, insurance OR mileage.

@Graeme WilliamsYou have very valid concerns and shared with the vast majority of those contemplating investing in real estate.

Validate any modifications or improvements align with what the city has on file.

more details...the tenants pay gas, water and electric for their individual units.  

So to me, selling them two years apart for the sole intention to receive the 121 exclusion doesn't seem like a valid enough reason to make the decision final.

Do you have any pictures of the gas boilers and electrical service?

I'll try not to be too lengthy, but there is A LOT happening in Apopka that when taken collectively, make a valid argument for it being one of the best suburbs of Orlando. 

Remember, college kids are broke and don't want to play for things like gas and car insurance.

One damaged it to the point where, when I got it back, the gas tank was simply hanging off of it, one had their dog chew all the rubber parts off of it (and broke the starter cord) and the third one simply "disappeared" with the tenant when they moved out. 

Hello Matt Mainini ,I can see why you would be frustrated, but I personally dont think that misspelling your name and/or losing a check are valid reasons to think that he/she would be an incompetent appraiser.