@Mike Cumbie The way you talk it sounds like the US has judges just itching to overturn basic contractual rights at the drop of a hat, I don't buy that.

But at some point, I am just not making best use of the ~100k equity sitting in this property - So, at what point does RoE drop far enough that the only logical financial decision is to 1031-exchange and trade-up?

i bought the home for 384 in 2015 and put 60k down payment. over the years i spent about 50k in rehab. not sure where else to invest. listening to biggerpockets episode # 853 got me thinking about looking at ROE not cash flow as much. so i was just curious what more advanced investors thought about my situation. 

Have you heard any update on the luck with homeowners trying to overturn that? 

For example, to me financial freedom would be making enough cash flow or overturns on my properties that it would double my current w-2 job monthly income.

Ideally everyone wants great cash on cash, ROE, IRR etc.  

HELOC, Cash out refi, or sell when your ROE gets smaller than the ROI you can get elsewhere.

@Steve Vaughan  some of my clients in Detroit did this for years... the holding of a presigned quite claim or deed in lui can be challenged and over turned just fyi.But other wise that's the program and now with dodd frank and safe act if those tall grass homes are going to owners the rules will apply to him for sure.

Use 20% to discount the cash flows and tell him that is your required ROE as an investor.

Failure to notify, and/or improper notice, are reasons that a property tax foreclosure sale can be overturned after the fact.