I'm so much happier now, earning more income and tax benefits, don't need to be involved in the properties, and have reduced my liability with an added layer that puts more distance between me and the tenants.

Example: the intention of Passive Activity Limitation (PAL) rules is to prevent high-income earners from reducing their taxes by merely investing money into real estate.

Ongoing Tenant Communication•Provide tenants with clear, consistent communication throughout the transition period to reduce confusion or anxiety about the change.

A Home Equity Line of Credit (HELOC) allows you to borrow against your equity without having to sell it, which means reduced interest rates and property ownership.

Because of this, unsophisticated appraisers reduce as-is value more than they should.2nd, the appraiser estimates the increase of value, based on your remodel plan.

note if it costs 4 times as much to evict but evicting reduced the bad tenants to 25%m it would be a wash.  

Reduce your tax liability. 

So having a plan, ability to do some things yourself, and building a team prior to starting is helpful in reducing some of that risk.

Not getting reduced taxes.

Yes, you lose the value add upswing, but you also reduce potential money loss and time loss.