Yet another is to be direct, 'come clean' about your problem ('I need to buy X before this date, can you help me please?').

If you think professionals are expensive, try paying for the clean-up of an amateur. (3) Being a RE Investor is "A Business"! 

The county condemned it because he change the gas to electric and never pull permits to do so. 

In my class I met someone who does general contracting (we're meeting), a couple that does cleaning (commercial and residential), a painter, a couple who owns a custom cabinetry company, and a stager/designer (good to know, but my sister is great at interior design and I'll probably collaborate with her for staging/decorating at least in the beginning).

Roof was done as well as HVAC plumbing and electric.

She tells me keep them out of the basement, have the parents guarantee she has someone clean the common areas twice a month.

(Yes i made them come out, clean the kitchen, and replace the laminate)The Result for farIt has been almost a year and where are able to charge market rent of 2 out of 3 of the property already.

I will manage these buildings, I currently manage another 4 unit building in the same area and know with updates the total rents could increase $3-4$k/yr.Current Rents:  $3900/mo $46,800/yearVacancy: 10% $4,680/yr (actual vacancy rate for area is below 5%)Taxes: $3838/yrInsurance: $2840/yr for cash value not replacement cost (getting more quotes)Maintenance: $4500/yrUtilities: $6,500 (owner currently pays common electric, sewer/trash, and buildings are on well so softener salt and electricity for water pumps.)Budgeting $5k/yr for capexLeaves: $19,442 for debt and cash flow

Put in a lowish offer and find tenants with good credit scores, clean backgrounds, not temporary employment, good references.Other questions: - If all goes well I could refinance into a conventional loan with 20% down after the seasoning period or about a year.

Possible options I have considered include:leave things as they are since things are going smoothincrease the rent and get sued if my research isn't correct increase the rent and keep the tenant month-to-month, with the risk that tenant may decide to leave and I may get an undesirable new tenant  along with costs to clean/paint and update the unit between tenants increase the rent and have the tenant sign a lease, otherwise move out.