Hell I just learned how to cut and paste about 5 years ago..

Legal issue simply give to your attorney. 

I love real estate I just don’t see how, outside of simply diversifying, that it’d be worth it.

Investing now may be worth it, as interest rate cuts in 2025 may increase competition and prices.

You can file a Chapter 13 which will protect your home and its a clean way out.When you file a CH.13 BK its not the end of the world it simply protects your home since its your homestead from foreclosure.

139,416 - 75,000 = 64,416.     64,416 / 9.3 = 6,926         6,926/75,000 = 9.2% annual ROI. or is it simply gross annual collection / purchase price?

If I stay low on rents, I'm saying it's ok for me to take a pay cut.

Simply achieving a 70-75% LTV appraisal and refinancing out your cash flow doesn't mean a profit will be earned. 

Add to that insurance costs, etc. and it's not looking good.However; what Trump can do that will help is to cut out some of the environmental regulations, etc. that drive the costs of development up. 

Furthermore  once the 1031 intermediary get their cut and you also pay two sets of closing costs ( buyers now have to pay closing costs in some states ) as opposed to just one closing cost ( if not doing the 1031) it might be a “half a dozen vs 6 of the other “ scenario .Also one of the turn offs to the 1031 exchange is the interest rate will be much higher with todays rates especially since we would have to get an investment property loan which are higher than “ primary residence “ loans ..Will probably lower the rent asap ( have one more showing ) and then put it on the market .Thanks for the great advice Christian