We always find faucets dripping, toilets running, doors that have lock problems, missing screens, broken screen doors, etc.The next thing is we remove every garbage disposer and dishwasher and our tenants never complain.

Maybe pull HELOCs out on those properties for when the market corrects itself and you can have some instant purchasing power at your disposal.

Then you will have more disposable income and she may feel better. 

Eventually I will scan the older stuff and dispose of the paper copies. 

This is a bottle of good but inexpensive champagne and disposable champagne glasses - 'hooray for choosing us' sort of message. 

Then use whatever tools you have at your disposal (Skip trace, looking for numbers on LLC docs, looking for their number on MLS if it's an owner/agent, send post cards to their tax mailing address, etc) to get numbers for the managing membersHave a script you can use to call them and ask them if they are buying, what they're buying, price points, rehab level, neighborhoods, etc.The good thing about this strategy, although it's a lot of work, is that you are connecting with actual buyers who have actually recently closed deals

I've met a decent number of other investors and Property Mgmt groups over the last year in my focal areas (Indianapolis/Zionsville/Anderson) that have expressed having disposable capital but not enough inventory, and would be open to receiving deals if the numbers make sense.

Rul. 82-61, 1982-1 C.B. 13 ( in the ruling, In addition, the participants in the organization must own the property as coowners, either in fee or under lease or other form of contract granting exclusive operating rights, and the participants must reserve the right separately to take the property produced in kind or dispose of their shares but may not jointly sell the property produced.

My primary plan in this market for this type of asset, is to buy out as many tenants from their extremely under market rent controlled units, do improvements and re-rent at market and dispose or refi.

I try never to provide microwaves, garbage disposals, and dishwashers.Amana-Whirlpool-Maytag is the Toyota/Honda of basic apartment appliances, in my experience.