I also get an appraisal boost of 50% of the system cost.From my understanding, I can’t depreciate the panels on my personal residence, but, if I were to convert this place to a rental after a couple years, could I then depreciate them?

PM/DM if you need some assistance.

Can anyone recommend a company that can assist in foundation or structural correction.

I'm working with the Section 8 tenant to apply for the LIEAP (Low Income Energy Assistance Program) with Montana.

She is paying the rent in full each month, but she says due to covid she can't pay the utility bill and she is trying to apply for assistance with her utility bills for covid relief.

I would suck it up and start fielding and interviewing for a new quality PM who will do their job, do it well, and than you can focus on being the investor not PM's assistant.  

Happy to network and assist .

She had been working as a waitress so I estimate the unemployment boost probably tripled her usual income.

It's still considered a 2 unit but the question is, if I can somehow add another small bedroom to the efficiency, making it a 2 bedroom, would that boost ARV?

Not only that, but you will be making new relationships that may be able to assist in future ventures)