Given your situation, it sounds like you’re facing a classic investor dilemma: do you throw more money at repairs to sell at a higher price, or do you cut your losses and drop the listing price?

Hired someone to cut the opening below that window and installed the new AC through the wall.

Court ties you up for a year to a year and half with no guarantee of the outcome.

The market these days requires short due diligence periods and large amounts of earnest money to tie deals up. 

Instead of leaving equity tied up in the property, you can refinance and put that money to work on your next investment.Advantages:Leverage: You’re using borrowed money to increase your purchasing power.Long-term Wealth: By holding rental properties, you benefit from appreciation, passive income, and tax advantages.Scalability: The ability to keep reinvesting capital makes it easier to scale compared to traditional buy-and-hold methods.Is BRRR Right for You?

Never done it either, we've been approached to lend by some investors looking to do it.The risk of insurances rates skyrocketing or simply being cut off makes it extremely difficult.You also have to consider rental demand.

Any day now my cut is coming and I can retire. 

I think that your assessment is very helpful and it is true that I am trying to offset costs and cut my commute.I have also had reservations about a flip/brrr because of the difficulty of finding a builder for my team.  

I won't buy a property, that I can't simply cut a check for.

Not only did it cut his living expenses drastically (and the triplex appreciated $843K over those 10 years, not bad on a $20,000 down payment even though that was a fair amount of money back then), but one of his tenants eventually became a business partner on his next investment.