This is a game-changer for me and I look forward to the long haul pay outs!!! 

Now 4 years ago I got estimates from landscapers to do the clean up and they wanted $3500 each time to clean and haul out

Clearing the land, leveling the pad for a house,  hauling the rock and building the driveway, trenching for water and power, septic systems,  footers and concrete slabs.

I think a good solid vacation every year, combined with long weekends and a few treats/toys here and there is very reasonable.

They don't haul you off to court, or immediately impose a fine. 

I am a fellow believer in OPM, though carrying with it a fiduciary ethos is critically important over the long haul.

I understand the factors driving it are different that the last Phoenix bubble, but are these prices sustainable over the long haul? 

So far, I’ve been toying with the idea of providing a competitive advantage to an investor by analyzing and pre-qualifying deals/leads while their competitors are sleeping, giving this investor an early-bird advantage without having to sacrifice their own sleep.

Bottom line -- torn on whether to sell the home to avoid capital gains costs, or keep it for a longer haul in a hot market and do some type of Refi to take cash out and put towards an additional property.

I would just give him the prorated rent and the deposit refund once he's all packed up in the U-Haul and the keys are in your hand.