I simply tell them that’s nice it’s not for sale have a nice day.  

You can file a Chapter 13 which will protect your home and its a clean way out.When you file a CH.13 BK its not the end of the world it simply protects your home since its your homestead from foreclosure.

139,416 - 75,000 = 64,416.     64,416 / 9.3 = 6,926         6,926/75,000 = 9.2% annual ROI. or is it simply gross annual collection / purchase price?

Simply achieving a 70-75% LTV appraisal and refinancing out your cash flow doesn't mean a profit will be earned. 

Hope this stirs the pot a little bit and get some of you to think and realize that what you have been doing is simply wrong!

I have bought multiple properties personally, where rents were very low to begin with, and were even locked in for over a year, but once that renewal came up, I was able to simply raise the rent and keep the current tenant.

I've fortunately never had to evict in Alexandria city - but it is eye opening to read about the city's attempts to keep a non-paying tenant in your property.

So, I would presume that if a tenant sent a partial electronic payment I could simply refund it even at the court hearing claiming that I am not accepting the payment.

The time commitment the HH properties took from our company made them simply untenable to continue to manage. 

Quote from @Darrell Kirby: I have an agent that has been attempting to sell my property(Duplex) for 190 days.