Outside of installing tamperproof thermostats that allow a range of temperatures that you set, not much you can do in the middle of a lease. 

Hey Stephen,It might be too late for this, but have you considered flipping the contract to a developer for a profit?

I am new to real estate investing and have set the goal to have 120,000 in cash flow by 2035.

Also, consider having breakfast options for your guests or at least coffee.

But as with any mentor, what you should consider is if he will make himself available when you need him, will he train you "one on one" for a full year, will he guarantee you will buy a cash flowing property or your money back, will he help you find and close and properly set up the structure for those properties.

There are some security deposit insurance companies can consider (as incentive if want.

Suspended LTR depreciation/losses often aren’t lost, they can carry forward and may be released when you sell, so the “can’t use it” point may be overstated.Real estate sale taxes aren’t just 15–20% LTCG: depreciation recapture, possible 3.8% NIIT, and state tax can raise the effective rate.A 1031 has strict deadlines (45 days identify / 180 days close); if you need more time, consider reverse 1031 or a more passive “parking” option like DSTs.STRs can potentially offset W-2 income, but it’s more complex than “100 hours”—material participation rules and documentation matter.Cost segregation can be powerful but only if the deal supports it; it accelerates depreciation and can affect future recapture.Consolidating into fewer properties can reduce operational risk, but watch market/regulatory/insurance volatility.Best next step: compare hold vs sell taxable vs 1031 with full tax/return components (recapture, NIIT, suspended losses, timing risk).Always consult with a CPA who specializes in real estate.

Then you can consider researching and finding something that meets your needs better.

Honestly, with your experience running off-market campaigns, you already have a skill set that makes you a super attractive partner — anyone would love having someone who can bring deals to the table.

Also feel bad for the PM’s who are expected to take care of these properties as if they are the owner, and are being set up for failure.