Quote from @Chris Murdien: I've discussed this ad nauseam in the forums for over a decade.

Common benefits are:- Opening and scanning mail to email you a copy of what was inside- Shredding/disposing of unwanted mail- physically forwarding mail to another address (for a fee of course)- Depositing checks that they receive on your behalf.Just google "virtual mailbox dallas" and you'll see plenty of options for that market.

Property management company takes a flat rate fee of 225/month.  

Also a (PM) lender should not charge you a fee to apply for a loan.

I'd discuss the ramifications of the LLC formation with his CPA and the tax implications of a buy out. 

I mean, every realtor I've ever discussed home improvements with has basically the same list of improvements, and all of them claim a negative ROI.

the plan is to buy the land and start building right away on the two lots that are ready while the other lots are mapped. the market I am looking at is solid, low DOM for any good listings in this area and the city is going to waive a lot of fees since they want the housing and I am working on an infill project.

Since this is an investment (maybe retirement home in the long-run) which I must hold for at least two years, I don't want to buy at the top of the market.I'm also looking for a real estate agent who might be available to discuss and help with the process if you could make a recommendation for this type of situation?

I’d love to connect and discuss the area 

I'm not looking to make money off him; but do need to have the discussion with him that he's breaking the lease and there are consequences to that.