I highly suggest as many in-person networking events as possible! 

Most Hard Money lenders may also require you to have the investment property under contract, in order for them to feel confident you won't try to sue them and you can pay them off either by selling or refinancing  the property you are using the cash out proceeds for.

I personally leverage, but have a large rainy day fund. 

I personally would sell it.Your return from real estate is two items - Cash Flow + Appreciation.What is the annual rate of appreciation you are getting, approximately?

Providing for the disposition of certain personal property following an eviction.

Do you think they're worth the investment, or do most buyers still prefer in-person showings? 

Told them to do a drive by and call me back with an offer :)The person who called you probably just spent $15,000 for mentoring and “education”, and is now in panic that his 250 cold calls have not produced anything .  

I also have personal W2 income, if that matters.Is there a loan out there for a set-up like this at 15% down? 

All help is appreciated and I feel really bad because my other tenants go to work and have children that go to school and they are not able to sleep properly because of the loud music. 

When structuring a deal, what might work for one person, may not work for the other.