The heat doesn't work properly in the winter (which we managed to get through) but the unit makes some crazy screeching and thumping sounds with the AC running, especially in the middle of the day when it's so hot you can fry an egg on the sidewalk.

I didn't think it was worth too much since, "Our" water well was in the middle of his property, and cuts down building in the middle. 

I would do LVP in entire unit if it’s in your budget.its not a direct answer but the most bullet proof i saw was a project of 38 section 8 houses in Hattisburg MS that I was bidding on when i still wanted rentals.. guy that built them put in concrete floors  did not stain them.. sloped to the middle with a drain..

My thought process is.... if the average rent in an area is $1000 and HOA fees are $300 should I charge $1300 and be at the high end of the rent curve or should I charge less and have the HOA fees come out of the cash flow in order to keep rent near the middle of the rent curve?

You're looking for the tenant "outs".Other issue is you're kinda walking a fine line if they have "outs":1) They do lousy in that location, they'll want to leave2) They do great, they may look for a bigger place (not so much Walgreens though).If you're in a large market, there may be a broker that specializes in STNLs (in Portland there is one) and the national chains usually have some people (not in town) that focus on the same.Kind of reminds me of the dollar generals you see stuck out in the middle of nowhere USA.. if they decide to close then what.. 

Both our current houses (in the Northern Colorado directly in the middle between Denver and Fort Collins right off I-25) have a ridiculous amount of equity now. 

When a lease begins in the middle of the month, it is the second month's rent that is pro-rated.

1) On the first floor I've been upgrading my tenants each year and have gone from $1200/month to $1300/month with better tenants.2) I took the middle floor from $1100/month to $1400/month with a fairly big rehab that improved the look and the space considerably. 3) I am currently doing some small renovations on the third floor, mostly paint and flooring to improve the space.

I like the Album area because houses are still affordable, middle and elementary schools are great, and the park is a big plus for families. 

It seems impossible not to trip the breaker, even when just running a fan and the air conditioner it has tripped on us in the middle of the night.