Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and there's amazing appreciation potential! 

Stock market returns have been good and I don’t have the headaches of dealing with any additional houses or guests.

@Michelle Wang, I completely understand your frustration, and I want to say that you are not alone in this experience.

If they’re underfunded, you could get hit with special assessments.Not sure about the exact contract with the tenants, but I assume if there is any additional assessment, it would be tenants’ responsibility.Since you want to stay local and focus on cash flow, commercial makes sense, but have you considered industrial or flex space? 

Minimum $250K loan amount to $2M. 25% down with 720 and above middle mortgage FICO score up to $1.5M. investors need to have experience. 

Or is it more than that and not something to be done without development experience?

I've got about $525K in equity in the property, but lenders have told me that I cannot get a HELOC to access that equity for additional purchases because the duplex was financed as an investment - they have said TX law dictates that HELOC can only be used on primary residences.

If you are able to add an additional full bath, it sets you apart in the market big time! 

Once you have cash in hand, you can unlock the unit for 24 hours and let him move his stuff out.I would also consider charging an additional deposit of $500 or something, just to prevent him from leaving all the trash or stealing your refrigerator.

With the capital and experience to offer I've seen this work well as a joint venture.