At the 7 year mark the original gain is reduced by 15%.

Working with a PM that specializes in this area, we have a strategy that involves complete reno of units, combo of section 8/market tenants, getting rents to market and offering a quality living space that attracts better tenants. 

Ultimately it may be in your best interest to take care of it and may be required by law depending on the state.Rats don't squeeze in under a door, not a normal door at least, so I would first make sure that all outside cracks, crevices and holes are filled up, especially in a crawl space to prevent anymore from getting in.Then, again it really depends on the state laws, but after my due diligence is done sealing up the up the outside and inside of any places a rat could get in I would think about telling the tenant that they can buy rat traps or whatever they want to use to get rid of what's is inside and I will reimburse them the cost with a recipe, I would only do this if I felt comfortable with local laws otherwise I would just hire a pest control person to take care of it.

Not enough space here for the explanation, however I will tell you that it involves what Einstein referred to as the "greatest invention of the 20th century"....compound interest.

Linear - Memphis, Cyclical - CA, Hybrid - Phoenix.Sounds like you think (understandably) that your so cal mark is at the top of it's cycle. 

The foundation is crawl space.

I’m prior Navy and I find it impossible to believe there are no duplexes at the 180k mark in the Greater Virginia Beach Area.

Does the PM mark up maintenance requests or pass them through at cost? 

I had converted basement into a two bedroom with connected door to bath from master and living space with kitchen.

The license also opened me up to meeting a lot of investors that now I can partner with in the MFU space.