Lots of great local groups around, each with pros and cons:TRIG: meetups once/month, paid membership, tons of local rooted investorshttps://www.trigofva.com/Hampton Roads Landlord Associtaionhttps://www.meetup.com/HRLandl...

How should i contact her after the 5th day and how should a late fee be applied and collected ?

It is usually far less expensive to do the rehab.....in my experience...you can even do a 'to the studs' remodel for less than new buildSometimes it is advantageous to keep a portion of the old house to conform with setbacks....don't know if this applies to you?

I’m in the process of applying for a loan for my first investment property.

The fourplex only exists because the zoning has been grandfathered in, on paper it is R2.This is my understanding of how SB 330 would affect my project:If I raze the building, I can't build anything less than four units ("An affected city or an affected county shall not approve a housing development project that will require the demolition of occupied or vacant protected units, unless all of the following apply: (A) (i) The project will replace all existing or demolished protected units.)Additionally, because the units exist under rent control (market rate), the rents of the new buildings in the future must also be rent controlled.

Your CPA can easily split it based on your 50/50 ownership and also apply the personal vs. business use %. 

This rate applies for Federal and State employees as well, you just have to show your ID when you get to the desk. 

You need to read your Management Agreement and understand how they apply fees. 

Once I started growing this real estate thing, however, and I realized the opportunities that were out there if I only had the capital, I had to develop new skills in terms of BRRRRR (buy, rehab, rent, reserve, refinance, repeat), generating outside capital, deal analyzing, etc. a lot of which I had not ever done before, or had never applied to real estate.

May not apply in all districts.My experience has been of a BK borrower selling his property to another entity and having the new entity file BK.