I am starting to dive into areas where I'm going to need tax advice and want to make sure I'm doing everything the right way.  

I also got some inside knowledge that they'll be doubling rates soon do to an EPA mandated project.I was looking into refinancing FHA's last night.

There are so many little details I would recommend take your time to learn but also don't be afraid to dive in

If you can make it, the local REI meets tomorrow night (4/6/17) at 6:30pm, 1450 Northwest Blvd, STE 107... another great place to meet other investors and learn a ton.

We're on the MLS most every night.

I'm preparing to open an LLC so that I can dive into REI.  

Come out to CAREIA, it's in Lisle this coming Monday night.  

Great tenant, they occupy the space maybe three nights  week, have it professionally cleaned and the check comes direct deposit .  

Not that serious @Andrew Wong, I just did some consulting for a person last summer season that owns 4 condos in the village area of la Jolla, let me tell you what we found out, Village property rents easy specially anything with walking distance, I simple Vacation Rental Sign in the building got us a lot of bookings, VRBO,AIRBNB work well with properties under $400 per night, if your property is over that maybe you want to try reaching out to other websites like Luxury Retreats.com and others, any questions feel free to reach out. 

If in my example above the transaction were to fail / be denied then I will deal with that just like a bounced check.As for the current situation, I emailed the tenant last night and offered to waive the late fee, recognizing her good track record up until this point....as long as she signed a very short lease amendment I put together that clarifies the particulars of the situation and what is considered "on time".