Our lease says no inoperable cars are allowed on the property.

@Chris Lee not sure if this is helpful but I've been running a midterm / shorter hybrid model for a little over a year on 6 of my units.

Who is the “lender” on your note and mortgage?

I want to either build a spreadsheet or download/buy one that allows me to review what things such as Projected AAR, Projected Avg CoC, Exit IRR, etc, actually mean to the bottom-line. 

Plan on keeping it. 

I'm really confused on what to do.

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

I'm working with the City of Kansas City on determining the highest and best use, which will hopefully lead to building 1-3 new multi-family structures (ideally duplex, triplex, or quadplex).

You might be able to find a local handyman or painting company that has someone on their staff who is really good at blending things in.If you're looking for a first class repair, someone like that is as good as gold.Good Luck!

Your PM didn't even post a 3-day Notice until the tenant was over 50 days late on their July rent and 20 days late on August rent.