If you are in a smaller market area (100,000 population, is a small market), it is often difficult to find a broker who has both experience and an efficient database.

I agree with one of our colleagues who suggested you explore setting up each room as an independent "dorm" or "efficiency".

We started with these goals:Business partner wants to retire in ~6 years.I want to retire in ~20 years.We want to have $120k in cash flow by year 6 and $600k in cash flow by year 20.After buying and improving each business or property we want to outsource management.With these goals in mind we came up with a plan to invest $220k per year for the next 5 years ($1.1m total excluding capex), purchasing one passive income business (apartment building, storage units, ???)

Also, provide the buyer with other records such as copies of the current rental agreement, record of deposits, move-in condition report, and record of improvements made to the property since the tenant moved in.

AND you'd have no right really to go in there and disrupt the tenant's lives to improve the units so you could get higher rents or sell the property for a premium.

Are hand written Bandit Signs as professional and efficient as paying to get signs made?

We wanted to put our daughter's name on the title along with ours, so we waited to close until just after she turned 18 and was legally able to sign paperwork, closing in February.With help from our Michigan-based contractor, who lived in the house while working on it, we converted the 1st floor back to residential use, adding a large 6th bedroom with walk-in closet, another full bathroom, a study room, and a living room, and made a myriad of small improvements. 

In general, I think the area is improving, going from what I'd call a "C-" to a "B".  

I do like making a nice property for someone that might not otherwise have had one, and it feels good improving an area of town that certainly needs it.

You will want to negotiate a move-out plan that will be the least stressful and most efficient for all parties involved.If you want the renter out because they're a really bad tenant (not paying rent, causing property damage, disrespectful, and/or dangerous), then do so as quickly as you can, with the help of legal counsel.