You'll be hard pressed to get an interest rate that good on a commercial loan when you're just starting.  

At the moment they are the best company that handles Fourplex in the area and I would be hard pressed to find someone else that will manage a Fourplex. 

No car payments, low primary mortgage note, no kids, no cable TV, no partying, no

Now there is about 2.5 months left, they just read the lease and see that we don't give the security deposit back until up to 45 days after they move out (we have the Illinois State law provision for security deposit return wording in our lease).Now, there is NO WAY we are giving ANY of it back early, however, I am looking for a "soft", de-escalating way to tell them this, other than, "It's not up to me, this is a company owned property and I am just a manager" in which case they are gonna call my husband, the other manager, and/or press me to get to the decision maker and get them a response, or "We are following Illinois State law" which may encourage them to start googling that, we do follow IL state law, but they could find the City of Chicago landlord-tenant laws which are horrible and get confused that it doesn't apply in Chicago suburbs.

If I had several ending their lease at the same time, I would be hard pressed to do a quick turn around on all of the units to get them rent ready.   

The present roof decking is an older material that is like press wood.

From the ins co's standpoint, they would have to pay for rental of a house full of furnishings (tv's, beds, couches, etc.) if this family went into a typical, non-furnished home, so it is a good deal for them, too.  

My second opinion guy came in, pressed against the tiles and says it should have been soft to push if the sheetrock was water-damaged.

You will be very hard pressed to find one that will pass an FHA inspection. 

or is this because you watched a TV show and thought you could do it too??