It doesn't take a lot for a project to go 150-200K over budget when the building department holds you up, the gas company can't install new lines for 6 months, and your subs walk off the job. 

If your portal doesn't show this, I'd ask the sponsor to turn that metric on (it's almost a guarantee the portal is capable of showing it, the sponsor just hasn't enabled it). 

My real estate agent doesn't seem to know who pays the utilities so I assumed I paid everything but gas and electric because that's common in ABQ. 

If the landlord doesn't offer to renew the yearly lease, then the lease will automatically turn into a month to month lease.

He doesn’t want to waste his time.

@Steve Sherman From what I know the IRS typically doesn't foreclose on these liens, They expire after 10 years so you can wait them out.

@Amanda Swetman If your friend doesn't want to do any work and wants their money back quickly, you can offer them to provide you with a short term fixed loan backed up by a property = aka collateral.

I am a nice guy, and sometimes a bad tenant just smells that out and doesn't make a move.

It doesn’t need a ton of work.

If zoning doesn't permit business leases, you can always have a real estate lawyer draft up a suitable NNN Residential Lease with Sublet Options... you just have to make sure it's worded plainly and with enough residential language to keep the city happy should they come knockin. :-)