The following is our approach, not just financial, but mental also getting ready for retirement.1.  

Most will be understanding and give you time to get the tenant out and the violations fixed. 

That isn't easy, but probably gets you where you want to go.LTR also possible, but you probably need to have 30-40% down in the better neighborhoods to break even or cash flow.

I'm finally ready to buy my pro membership, but now I realize I don't have the code for a discount that was offered to me several times in the las couple of month.

If you get it wrong, the penalties will get costly quickly.All the best!

Explanation was the agent promise the owner he'll get $180K as long as he doesn't care how much it's advertised for.

Before we sign anything I'd like to get some feedback.

You could get bridge financing but it will be very expensive.

My issue (one of many) with my current PMC is that they have failed to get me even a single tenant in almost a year now and keep telling me that they don’t understand what the problem is, but literally 30 minutes after I started advertising my units myself, an eligible tenant responded to my own add.

I would advise that you get an Architect to help with this if possible.