I don't have any referrals for Portland but I've had similar jobs done in my area and none cost more than a couple thousand.

When we did there lease we talked to them about how they will not be able to smoke inside the building anymore and put it in the lease.It has been two months now and at first they were doing a good job about going outs which was easy with the nice weather but now that its getting colder they are coming outside less and less which means one of two things. 1.

I hold my investment properties within an LLC, which on paper, after all deductions, should take a loss each year (or close to it). 

My wife is on the board of one of the HOAs, but both HOAs are using the same property management company to handle the accounting and day to day property management issues.The question for this post is, can some recommend a property management company that will handle a small number of units - either 14 or 7, and work with an HOA and is in Oakland.Here's the background -- the current property management company apparently only manages much larger complexes -- 100 units and up -- and so is not doing a good job with this small fish of a property.

They are also looking at buying up to 4 properties in 2018 for up to 10 million each.I tend to agree about apartment buildings in that tenants often work minimum wage or lower tier type jobs and are exhausted on the weekends and want to relax with friends and family.

Any and all suggestions on job titles, companies to explore or just general wisdom are welcome and greatly appreciated. 

Rent roll, profit and loss statements and expense report are not trustworthy.

Construction jobs?

In calculations of gain / loss on sale you should use allowed or allowable depreciation. 

It's too bad you had to foreclose on the first buyer, what were the costs to take it from loss mit thru foreclosure?