My big takeaway, I'm over 2, it's time to ditch the Lexus and blow some cash on a sweet sports car... 

ok, this is a strange one...i have a couple that applied for a $1k house. they are ditching their paid off house in detroit because their taxes and area are terrible. they heard gun shots at night. some of those houses can be picked up for $500, but that's another story.he makes 75k, she makes $35. so income is not a problem.using TU move service, they are absolutely current on all bills. everything is green.he has 3 collections (total ~$800). she has 4 judgements (~1800) and 3 collections (shares one with him).i liked them when i met with them. and i can read people very well.i want to talk to her to find out what happened, but wanted to see if anyone has any suggestions.

I'm not condoning the behavior, but one can at least understand why some contractors decide to simply ditch the project.

Then ditch the tub that nobody uses and convert that area to a nicer, big shower.

Ditch the property manager. 

With options they typically can't sell it right away, and don't either (it makes them and the company look bad or worse, makes people think they are ditching it before it loses its value, not to just get filthy rich).But then again, just because a company goes public, doesn't mean they are going to become billionaires overnight.

Run the comps, but ditch the 70% rule, unless you are truly looking for a flip.  

As a last ditch effort I told a friendly buyer he could take over the contract at the current contract price (leaving me $0 profit).

The sooner you can ditch PMI the sooner this becomes a nice cashflow property and you don't have to count as heavily on appreciation.I'd shoot for finding a way to finish that 5th unit in ~2 years or so, and at that point you can stop owner-occupying and be collecting rent on not only your unit, but also the 5th.

I’m thinking of ditching evolve and switching property managers.