b.

Not sure where this rental is but if it's an A or B class neighborhood, that's probably why you're self managing it.

Which area or zip code is C and B area.

Quote from @Bill B.: If there’s nothing in the HOA about outside smoking then her telling the HOA is the same as her telling her friends.

b) Did you buy the paint?

@Anna RamashkevichRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

Or Offer B: $428k Financed closing in 30 Days.Your escalation increment needs to put enough distance between you and the 2nd best offer to overcome not just the price, but also potentially better terms of the 2nd highest offer. 

Is the taxable amount a) the profit or difference between the purchase and sell price, b) the cumulative net gain over the time owned or c) something elselooking to roll into larger SFH or Multi.

Some things to consider with the above suggestions of creating an LLC and contributing the property + $100,000.The basis the partnership has in the property is transferred from Person A.If person A's basis in the property is $100,000 but the value is now $200,000.The depreciation would be based on the $100,000 instead of $200,000 which may 'upset' partner B.Furthermore, you have to properly structure it so the IRS does not see it as a 'disguised sale'.A disuised sale can potentially occur when Partner B contributes $100,000 into the partnership and it is immediately transferred to Partner A.best of luck