You have an unlicensed property manager who has completely lost control of your investment.

You also need to confirm and get copies of any other service contracts for the property such as yard or pool service, pest control, etc.

The authors believe this same rationale can apply to the Section 121 gain exclusion rules.Caution: If gain from the sale of the residence to the controlled entity exceeds the maximum Section 121 exclusion, the excess is taxable as ordinary income (rather than capital gain), since the controlled entity (related-party) purchaser will depreciate the property.Also, the S-Corp need to be funded to have minimum about of down payment required.

If there were enough pests to merit a treatment and re-treat, was there really 0 damage?

But I do see the way you have more control of outcome.

Land investment can be controlled remotely and has less risk.

Recommend she talk her husband into terminating the lease and moving out so you can get control of the property and she can move on with her life. 

This was a lesson we learned - we could only affect what was on our property, so the fencing was essential to take control of the immediate environment and improve our street and neighbor next door.

Saved energy and provided better heat control.  

These are business purpose loans in which we lend to an LLC that you control and is less impactful on your credit.