Also available on all your favorite places to listen and buy music online 😅 

[1]    You might want to think about opening 2 FDIC insured savings accounts that have no fees.

but keep in mind CA has higher taxes and reg fees and I’m not doing more than 1-2 flips (short timeframe flips)  a year and many years do 0 flipsDo most flippers put flips into LLC Or in personal name (sole proprietor)  in CA (where you must pay $800 yearly plus accounting and other fees $300to $600+ yearly to maintain LLC) Pros for personal name-save on taxes accounting.

At that class of property, the delinquencies are not low and have to be properly accounted for.The reason I asked how long you have owned is that it takes a while to recognize the sustained expenses.Obvious is to get rid of the poor tenant. 

I am exploring options - sell his place, use is as a rental or take some equity out if it to purchase another property (I was thinking maybe a short term rental on the lake)?

There are a large number of accountants who would counsel that you not purchase that property. 

So, an IRR rarely gets taken into account during due diligence, although like most real estate transactions, the exit has the highest potential for return.I'd love to know some average numbers for a turn key.

Look forward to the discussion.https://www.biggerpockets.com/forums/51/topics/1222774-expla...https://www.biggerpockets.com/forums/51/topics/792277-how-to-test-your-cpas-technical-competencehttps://www.biggerpockets.com/forums/51/topics/795929-questions-to-ask-a-potential-accountant

Bigger Pockets is a great place to find a real estate tax accountant.A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

Many of the section 8 tenants I've had give me little to zero problems and take care of the place as though it's their own.