Getting non paying tenants out of your house in RI can be a lengthy process so you have to choose wisely. 

By "Tax Loss" I mean that it is likely that without depreciation your property is cash flow positive.If you Materially Participate in the management of your portfolio of rental properties, that loss will be treated as Non-passive, and will flow through to page one of your Form 1040 tax return.  

Leaving out auction and foreclosure costs for a second, when you write that check for $220k the trustee is going to pay BigBadBank the $175k they are owed first, then he's going to pay LittleBadBank the remaining $45k, and you will get a clean title as the process is going to wipe the slate clean.

This normally would not be an issue but the cost of the water/sewer is extremely high in this area and specifically because the meter is a one inch, the costs are much higher than a normal 3/4 inch on a non-duplex. 

Our Newport condo has consistently been rated highly, and we have been using the same cleaning crew since XXXX because they have consistently done a great job.

Whether you’re dealing with non-payment of rent or other lease violations, this resource explains what landlords need to know to remain compliant and protect their investment. 

However, the 1031 exchange only applies to the real estate component or real property, of the business, not the business itself or its non-real estate assets.In other words, while you can exchange real estate used in your business for other like-kind real estate, the business itself, including goodwill, equipment, and other non-real estate assets, does not qualify for a 1031 exchange.To maximize your tax deferral, focus on the real estate portion of the sale.

.- It costs me me less to turn over my 1500 SF units that rent for $3k/m then it does the same size section 8 unit because the property is cared for better and experiences less  wear and tear while fixed costs like cleaning and painting are easier to absorb. 

You can point out spots like nail holes where they hung pictures, dirty spots in the apartment needing cleaning, blown outlets they are overusing, etc.

I know hosts have included additional cleaning fees for violations as a deterrent.If none of these solutions work, you could look into completely independent HVAC systems for the two units, though that would be a bigger upfront investment.