Have enough that after you buy the property you still have 6 months of expenses in reserves that you can use for daily living.

I'd sell because you are reaching the time when you lose the cap gains exemption and that $24K would take over 2 years of renting to get back.I had a condo that I owned for a long time and I sold it despite it being paid off and having long term tenants. 

Tons of returns set this system off: errors, no income lots of expenses, disproportionate expenses, etc.When all that is done, IRS has a budget for how many returns they will put in the audit queue.

For the most part, due to interest rates, breaking the 1% cap rate still won't provide positive return after expenses.

Holy cow, don't you have a contract that specifies when and how much draws are to be submitted and paid? 

They have since moved on to a new manager that is in close communication with me to get the repairs done and SDIRA is even offering to pay me the missing rent for December that the evicted tenant never paid.

Some clients who are more aggressive will invest in B-/C+/C class areas in Dayton 1-4 units and get A LOT of cash flow, but incur risks of evictions, expensive turnover renovations, and general C class neighborhood headaches.What are you looking to achieve?

My mom lives in a nice house that she has paid off.

House hacking could possibly at least cut that painful expense so not saying you shouldn't do but really watch your numbers.

I think if the house is paid off and you have a decent interest rate then you should keep it!