Second property is the one we just paid off and we were under an ARM which wasn't bad but about every two years it was being sold to a new company and each company was very different in terms of customer service.3.)  

Demand is steep for contractors and trades most won't go out to a property unless you have it under contract or you are a repeat customer.

It’s usually good for $10-$40 per unit each month if you set it up right.Car wash station is another where you have a dedicated spot with water and power and sell cleaning supplies/rent a Vaccum Have your tried renting out your model unit as a short term rental as an amenity for tenants that have family visiting and don’t have the room to accommodate Luke, we are actually selling our own Smartland Internet to residents in high rise properties, we manage our own network, residents don't need to ATT, Spectrum, Wow, Comcast - they buy it direct and can choose 1 of 3 packages, we offer a more cost-effective solution, our CAPEX will return 10x on investment with 20% saturation.We are working on car wash station now. 

Any potential solutions?

Has a ton of features, can generate a lot of great reports & they are super user friendly with an outstanding customer support group.

Im open to all forms of critique.I am newly operating as GM for my mentors Disaster relief and Design build company, Philcor Solutions.

If the rental real estate activity has an average period of customer use of 7 days or less, or an average period of customer use of 30 days or less with substantial hotel like services provided, it is not a rental real estate activity under IRC Sec 469 and one can bypass the per se presumption and apply any of the material participation tests you previously cited for a passive/nonpassive determination.

You did not get them into the predicament they are in and buying their house is a solution to their problem, but if you don't start nudging them to go (more than asking a realtor to find them a rental), they will never, ever leave and you will have wasted time and energy on a project here that fails when you could have already closed a different deal and been in renovation.

There is not really any assessment of the quality of work or customer service, nor is there a reason to use them based on fair and reasonable pricing.

Save the custom build until you're older and have lived in a few places.Look for a MFR (I think 3- or 4-unit properties are way better than duplexes), live there a few years, and then turn it into a pure investment property.