Thanks Stuart, i agree, sometimes in the dust of action and a zeal to move forward i do need to keep in mind the tenant quality and property profile. 

If you are sensitive to the potential for people leaving, then do it in segments. 

Homes are easier because of the equity that can be tied to them versus multifamily unless you find a very, very motivated seller as most multifamily don't get repoed like a single family, so Cap Rate is your best friend here.Now, get back out there paying for all your guru plans or "Call-to-Action plans" as I call them because if you're like me a fence sitter, you'll need one. 

At the end of the day, every possible legal action I can proceed may just lead to eviction which is 8K plus 6 months of no rent and time which is ~20K in my case (not including any potential trash/damage they may leave to the unit). 

At this point, I realize I just need to pick a lane and take action.

While it’s not a pleasant task, initiating the eviction process can often prompt the tenant to catch up on payments to avoid further action.

And it must be thorough if New Western is concerned.You need to take following actions: This is for new investor’s like me.1) Confirm New Western’s ARV from a licensed real estate agent.2) Confirm the repair cost by having a licensed general contractor walk through the property with you.

In my opinion, talking with the tenants is always the first and best course of action.

It's possible that selling now if you're eligible for the 121 exclusion may be the best course of action to recognize tax-free gains.

Almost every/any action results in appreciation.