To @Gita_Faust 's comments maybe it's an import from your tenant software, trying to get it and QBO to play nice together.

I think you play to what you like. 

That's giving her too much power in this situation, especially when she's already been flakey with her communication. 

This was a long term residential "slightly value add" play.

Came across this in "Lessons of History" that couldn't ring more true: "Perhaps it is one secret of their (the wealthy) power that, having studied the fluctuations of prices, they know that history is inflationary, and that money is the last thing a wise man will hoard"Put that capital to work!

Its my nature to take on some risks but being a newbie it seems like playing it safe to start "makes sense".

The value of this strategy or any value-add play in  expensive markets may all be in the equity capture, not cash-flow.  

Definitely a good example of the power of documentation.

I upped my offer by 3k, wrote a personal letter with a family photo, (did this because when speaking to the listing agent I found out the tenants cried when they learned the current owners were selling, so I knew emotion might be in play and wanted to let them know we are a young local family that care about our tenants). 

The jobs growth, outside (foreign and domestic) investment, and ambitious new Big Picture plan (including some really cool live-work-play focused ideas) are all GREAT indicators.