Only spent @$10K on renovations because it was all sweat equity.

At that time it will cost more, but I wouldn't have spent anything on maintenance over the years.Option 2: Stain it once upfront and not touch it again for say another 10yrs. 

As a result, I spent a considerable amount of time and money adding parking along with other features that you'd expect when buying a home.

I suspect the title company spent at least 50k on legal it cost me a ton of time..

You are not allowed to do any work.. yeah well.. my plumber and I spent 8 hours cutting open walls and chasing leaks. 

I spent my entire savings paying employees that I kept way to long, I lost my four-plex because I could not continue to absorb the negative cash flow, I lost my Mercedes, and now I make about a tenth of what I made when things were going well.

I never spent the money (coming from Alaska) to go see the property, so I can't say that the new PM was good... or just a lot better than the 1st one.  

Am I allowed to keep an early termination administrative fee for 10 hours spent finding a new tenant.

I have a duplex in Washington Heights, and spent some time looking at postings for other units in my area for rent. this helped me to get a benchmark for pricing as well as helped me to see how long postings were listed. if for instance a posting was re-listed for 3 months, I looked a little closer to see if the unit was poorly priced, or if there just isn't demand for rentals in the area.

Thats a small GLA for a lot of time and money being spent into a not so great location.