Brokers are in the field marketing to note holders every day and the good ones will have sources for quality notes on a regular basis.

I sold a fixer 3/2 SFH to one of my regular landlord buyers in May of last year.

My leases follow the Colorado Residential Lease Agreement template on the State website which doesn't list a fee, it simply states, In the event that any payment required to be paid by Tenant hereunder is not made within three (3) days of when due, Tenant shall pay to Landlord, in addition to such payment or other charges due hereunder, a "late fee" in the amount of ____ dollars ($__) In my leases, I charge "10% of the regular monthly rent, with an additional late fee of $3.00 per day being imposed for each additional day that the full amount of the monthly rent remains unpaid."

Since they only need the structure on Wednesday night and Sunday morning what other kinds of organizations or business would benefit from sharing the space during regular business hours?

Are you dealing with agents, investors or regular retail buyers?  

There's a certain investor here in Springfield that I meet with on a fairly regular basis, he's been incredibly helpful to me in understanding the Springfield market, getting started, etc.

I have tight margins so I'm wondering if I should just do a regular A/C replacement or replace it with a heat pump to create a great selling point and maybe even increase my margins slightly?

The downside is the rates are sometimes not fixed (although some can be) and your repayment period is likely shorter than a regular mortgage than a standard 30-year mortgage. 

Some of them you can turn by hand; some you need a regular adjustable wrench (Crescent wrench) or pair of pliers; some you need a T-handle wrench or "water key" that the hardware store sells. 

I don't post much but I do read this forum regularly and it has been incredibly helpful.