I don't need a complete virtual assistant, just a street address and box.  

Here are additional instructions for the form.How do I start a QOF and can an LLC be a QOF?

The story is long and not enough space.

How did you find this deal and how did you negotiate it?

She will never be happy with the heat, she can barely afford the place, and she's regularly late with rent.

You mentioned a career change, I think going into the trades like plumbing and electrical are great and you can make good money doing those, but I think you may be taking on too much by trying to do that right now.

Apples to apples, they appear opportunistic and taking advantage of someone who is green. 

Others who focus on CoC (I focus on IRR and EMx) will probably comment as well, but most "good" CoC returns are in the 6%-10% range.Out of curiosity, did you buy the property for $75k and is the ARV $130k? 

I'd house hack and live in one of the units the first year, and use an FHA 3.5% loan.

With your extensive experience in remodeling and radon mitigation, you'll be a great resource for anyone needing radon testing or mitigation solutions.