The majority of tenants are fine people; but the pros are getting really slick, the Internet and tenant activists will test us all.

Virtual Leasing - we have completely transitioned to virtual leasing, using a combination of existing marketing assets (professional property photography, videos, and 360 tours) while rolling out a best practice program for our staff to utilize mobile devices (pads and phones) to create available unit specific tours.

Sounds to me like they are testing the waters.

Expenses per year Utilities: $3,000Taxes: $7,000Estimate repairs for investment: $30,000Estimate insurance: $7,000Total expenses: $47,000My rent rolls are based on market rents.

Since the 90's tech has rolled out all sorts of new models and the aggregators an have grabbed a lot of the $$$. 

@Andrew Pettit you can defer paying your gains by rolling it into an opportunity fund.

This rule for me rolls up everything you asked into a simple tool to allow me to easily analyze most deals in my area.

You should be able to show P&L's, bank statements, receipts, leases, rent rolls, etc. for at least 1-2 years.  

I haven't tested the rules in years but I think Mt P is amenable to ADU's.  800sqft max and there is a minimum lot size, etc. 6.

As the site generates no income and has no rent roll.