I would be happy to show you around and grab lunch.

I know my listing could use some tweaks and the suggestions I have received from my post have been REALLY helpful.

I've reached out to customer service and received little assistance.

As long as you mean “net selling price” not “cash” received when you say “proceeds”, you should be golden.

Someone managing mostly Class A apartments might not be the right fit for small multifamily or single-family homes.Communication Style: Pay attention to how quickly they respond and how transparent they are — that’s usually how they’ll treat you and your tenants too.Problem-Solving Attitude: Things will go wrong — maintenance delays, difficult tenants, late payments — so look for someone who’s calm, proactive, and solution-oriented, not just a messenger.Technology & Systems: Make sure they use good software for payments, maintenance tracking, and communication.

An offer will always get a listing agents attention, and you can get into the details of the offer once it is made if they don’t understand.

That is probably your best approach if your desired involvment is only to write a check and receive a check.

As stated above, it's worth working with her if she's a good tenant - keep in mind what you'll have to do and pay in order to get the unit rent-ready and finalize a new tenant, plus the fact that a judge may very well not grant an eviction if the tenant can prove that she's not receiving any income through no fault of her own. 

I have not received any return on my money. 

You’re basically pulling future depreciation into this year.Two things to watch:Make sure the rentals are truly rental activities for passive vs nonpassive rules — big losses don’t help if you can’t use them.Get the study done by someone who actually knows residential rentals, not just big commercial.So: yes, you can do it now, yes, you can catch up, but no, you generally don’t get to go back and grab the old-year bonus as if you’d done the study in 2020.