I would lean more towards offering them an incentive to leave early versus a reduced rent while marketing.  

We've had no issues at all and it's very convenient.

The waste had gone on for years.I assume that now, in California, they are leaning more than ever on water waste due to the never ending drought issue.

My lease does say "they're provided for the tenant's convenience, but aren't my responsibility" but tenants expect them fixed if they break.

Furthermore knowing rents, cost of money, minimum profits, how to work with appraisers on flip houses, etc. is a lot of work.Try this - find an agent that is investor focused and always have that friend to ask questions to, maybe related to contracts, comps, finishes etc.It sounds like you might be wanting to work with her because it is convenient, get out there and find someone you wont feel bad about firing.

My First Deal:I am leaning towards buy and hold SFHs rentals within an hour of down town SLC.

Thank you @Andresa Rosa.I am interested in both single and multifamily, although I am leaning more towards multi-family.

I think that I could rehab this fourplex and flip it but I think I'm leaning more towards buying and holding.

I like to buy close to major highways to advertise convenience.

It seems the normal is 3 coats.George, if I could get away with not having pets I would consider hardwoods for the second floor as well but now I'm leaning toward the wood looking luxury vinyl planks (maybe the trafficmaster Ultra?)