Will rent for 1750/month.Capex items needed soon: roof, water heater, furnaceArea: A area, appreciation is at about 5% a year but average home price is ~$500K so this home will appreciate faster, this will have multiple offers on itDeal #2 - mixed use, small office with a 3 bedroom and a 1 bedroom over it.Ask: 325KCurrently fully rented on one year leases, bringing in 4775/month but only one tenant pays their own utilities plus owner is responsible for snow removal and landscaping. 

waste of time utl is not reponsible.. turn it over to insurance

Seems to me my options are...SELL - If I were to put it on the market I think I could reasonably get $2.8M - $3M, but at a 2.9M sale price my return on my initial investment is only 38%, or 7.6% a year over the 5 years.

So if you are using that site or something similar you could very well over pay for the home.

And I personally wouldn't flip a house over there unless I got it dirt cheap.

They better supply a massive amount of federal bailout funds to landlords after Trump's little act today, which  he used to buy the voting base.

Nobody knows the ins and outs of this home better than you which gives you an upper hand over any management company.  

So I get your hesitation to be too demanding and your desire for the problems to go away as fast as they can, however since you have NO property manager ( I don't use one either), it is incumbent that you take a more ACTIVE approach with management of your property.Let's review your situation.  1st time leak occurred, you sent a plumber over to find the problem.  

We have modified many seller financed notes over the years (with input from the servicer and a qualified attorney as mentioned by others). 

If you go over budget, you'll be forced to bring liquidity you may not have to the refi closing table.