What gross income would you evaluate the property at assuming no upgrades need to be made to the units?

No matter how much your unit rents, they will take first dibs, generally 40% of the gross income.

This is a particularly disturbing situation with a gross and egregious abuse of power.

Also known as: Health Reimbursement Account (HRA)Health Reimbursement Arrangement (HRA)Health Reimbursement Plan (HRP)Medical Reimbursement Plan (MRP)Medical Reimbursement Account (MRA)Section 105 PlanMain idea (if I understand correctly) is the company sets up this MERP and covers the employee medical expenses, thus moving medical expenses from a personal expense into a deductible business expense. 

I have 13, 12 of which are in FL and my gross rents are right at 200K/year.

As mentioned earlier, an independent contractor can be anyone in business for him or herself who is offering services to others on non-employee basis.

Its currently going for $280,000, gross rent is $2,600 and needs about $60,000 in repair for major TLC.Location: San Bernardino, Ca

I would like to get to 20k before I consider stepping down to a part time employee.

The University of Utah is the largest employer with 20,000-27,000 employees. 

If you have a long term employee with good credit collecting if they default is much easier.