Lets say I turn it over to a good PM that charges a flat 99/mo now Im down to 100/mo in cash flow or 1200/yr. 

Thoughts on this format: them (P1) not investing anything, but preferred 5% return / return of capital in 2-3 years, even split after between them and the investors___________________________specifics: all units are currently rented, some grossly under rent (3000 sq comm space 1100/mo, some 1 beds 500/mo)initial invest 615,000, year 2 110,000 additionalROI sale 5 years = 59%; 10 years = 120% --> capital only locked up for 24-36 months thoughcurrent rent ~20k/mo - 244k / yearyear 1 cashflow (after expense/debt) = 73k; investor cum = -541year 2 = 94K - 110k additional investment; investor cum = -556year 3 = refinance cash flow 585,000 + 117 NOI --> investor cash flor + 667 based on 5% pref return adn 50/50 split of excess to distribute; investor cumulative +120,000years 4-sell time cashflow 67,000 and up each year - cash flow split so adding 33,000-45,000 to cumulative each year; projected net proceeds from  sale at year 10 = 1 million after debt + cashflow (~94k split = 47k)= ~ 550,000+; cumulative cash flow ~ 900,000 at year 10 on 630,000 invested and capital returned in 24-36 moSeems like a pretty good deal, doesn't seem amazing, what are your thougths on this format?

In addition to 401k's we have about $10k in liquid cash and $400/mo in excess cash after all expenses.

They were given a 30-day notice to vacate the property, and have flat out said they refuse and want an additional 2 months to move.

I would recommend reaching out to a local agent and asking for a quote from an excess & surplus carrier.

Is the property big enough to add an ADU/granny flat?

Additionally it's more of a cash market because of the number of distressed properties and it is relatively flat so don't bank on appreciation like we see here in Atlanta.

What I don't get watching the video is why the employee that left from behind him didn't just smash him flat and grab the gun? 

I've asked if she wanted to sell the house at any point in the future, and her response was a flat out no.

I had to put on a rubber roof on the flat spot on the roof to fix the leak and I completely renovated the unit it was leaking into.