The home has to be livable, before the cosmetic upgrades that are being added.

Google "Sean Terry Simple Strategic Seller Script" and it should come up

That would not change.However, I am thinking about adding some precious metals into my asset allocation to help smooth the ride a little during the next downturn.

(Look up "Milwaukee REIA" on Google for details.) 

Currently using “rentometer” to determine rental rates and scattered google results for average CAP rates for use in rental property calculators — any suggestions for better tools?

Upon discovery we required that they complete and application and be added to the lease. 

Create your own by adding an accessory dwelling to a single-family house, as detailed in this BP thread from California:https://www.biggerpockets.com/forums/61/topics/732543-here-is-my-adu-variation-to-brrrr-its-called-bra2xrrDC, Arlington, and Montgomery County have all updated their zoning laws in recent years to broadly permit ADUs within or behind owner-occupied houses.

I tried to google Mirror Wrap but didn't find anything.

@Bridget Smith-Osbourne find out what unit he is in and google their “staff duty” call that number and tell them the tenant name and that they are not paying rent.

Google their info.