@Logan French I suspect highly unlikely that you are achieving 1% rule on a $1M property, even if it is a 4-plex.

As for the lease i suspect you are calling a PM company that is representing the HOA and they could also represent this unit owner thus they are asking for footage., Realistically why does it matter to you how much he is there?

It is an "improvement", deducted slowly over 27.5 years, aka depreciation.Cannot deduct your own labor, as I suspect you hoped to do.

Sometimes it's because it's not a deal, no way no how - the neighborhood is death on a stick, or the potential tenant pool is difficult, nonexistent, or dangerous, or something similar - sometimes it's just a timing thing where the "usual suspects" who might buy it have all their cash or energy tied up on other projects, sometimes it's just because the house has problems that others know of that you don't, and sometimes it's just a good find that no one else has jumped on.

I suspect it would be way easier to find a good PM, real estate agent, or a network of other investors/landlords in the area to share expertise and advice. 

Some companies like GEICO (for auto Insurance) do not work thru agents and you have to either work through their 800 number or websiteI do not know how NREIG works but I suspect they are a Direct Company.  

I suspect when that time comes the floodgates will open for refinances and right along with that will be home purchases.

I suspect they have been charging $350 less than what they should have and the tenant is paying what they are charged, not what they were supposed to be charged.If the written lease agreement says rent is $1,350 but the PM is only charging $1,000 then it should be easy for them to go back and tell the tenant they were under-charged and demand they catch up.

My daughter in law is a travel nurse, too, and I suspect she's going to have this same problem when they go to buy their first house.

It's the plumber they always use, so I suspect they've gotten complacent, not having to compete for work.I searched here for a contractor, and it came up empty, but one still reached out to me.