Otherwise, as has been mentioned, your best bet is probably RUBS- Ratio Utility Billing System, whereas you would bill back the tenants for gas bills. 

Totally agree about the access to CTA lines--one of the greatest benefits of living in the city--having a world class, reliable public transportation system at our disposal. 

It is about a system.

I think most people don't understand that our system is called capitalism, and not "employee-ism" for a reason! 

Be sure to get your own estimate for the repairs, comp the property yourself using a system with real numbers.

You can also consider other ideas like buying a high quality air filtration system or suggesting to the tenant that he consume edibles instead of smoking it.

Without a cost segregation study, you would depreciate the $12M over a 39 year period, $307,692 per year.Within this office building, you have assets such as paved parking, specialty electrical, finishes, carpeting, landscaping, sidewalks, office furniture, electrical systems, plumbing systems, etc.

@Daniel Smyth following that logic, you have 12 votes, so vote yourself president of the HOA and change the rules :)

Also research the water system if you are supplying water from a well. 

This is because professional investors and corporations know how to be profitable within the system.