PM did everything they could they city (which I think is poorly run even by government entity standards) Just never worked with me even after explaining situation and the tenants clear disrespect for me the PM company and the law/code and lack of human decencies.This is my first property and only the second tenant my PM company has had to evict in there decade plus of being in business.

For example, Shoreline has an affordable housing component, as well as various setback requirements, and other development standards to follow. 

I agree with cashing out your equity with a standard refinance.

As a realtor I assume you're using a standard form and this will be easy to determine. 

Work will not be done to your standard, you will disagree with a lot of the finishes to bring up to full value, etc...

Establish your standards for total household income requirements (regardless of source) and stick to it.

A standard white 15a duplex receptacle is $.48, and a white cover plate is $.20 (not taking into account bulk pricing) at Menards. 

If your standards are low when screening, youre probably wasting your time going through the rent talk. 

You can get the standard Colorado purchase agreement, and if anything you will just need a Realtor to tell you what dates, deadlines, and contingencies are important (of course this depends on you and the tenants).

PM/Email me if you'd like to talk more :)One last thought...another place to consider if you haven't is Fairmont due to Fairmont State and close access to I-79, and they don't have as restrictive zoning and permitting and occupancy standards as Morgantown proper.