Also, any tips on communicating rent increases to tenants while maintaining positive relationships?

I’m from southern Maine would like to talk with you and see if you’re running into the same issues 

You may have issues getting loans with conventional programs due to your mortgage as conventional looks at your personal DTI.

You can also wholesale to other investors if financing it is at issue.

You need to talk to CPA first regarding to the income tax, gifted tax or capital gain issues.  

I’m looking to avoid tax issues on all fronts.

We have had zero issues finding solid renters.

Has anyone dealt with an issue like this before?

Lastly, if you have a question about a condition on site, have the architect or engineer come out to inspect and issue a report on findings and suggested action plan.If you consistently complete these steps you will be far better protected than the person who has the most elaborate web of entities but performs their duties irresponsibly.

All communication was kept in writing so I have plenty to show that she indeed admitted that the roof replacement was part of negotiations but now simply doesn't want to do it.