The interior was badly stained with tobacco so I paid painters to do 3 coats of interior oil-based primer and neutral gray in the other rooms.

While it would be great to generate cash flow with properties I'm comfortable being cash flow neutral (have decent 9-5 career) and gaining equity/appreciation on properties.Financial Position:Primary Residence:$310k conservative value$158k mortgage$152k equity, $133k net if sold after commissions$60k HELOC @ 7% with zero drawn$1,090 monthly payment including taxes, interest, HOAAverage neighborhood rent $1,600Cash on Hand - $50kCredit Cards - $70k available (balance paid in full every month).Looking for advice on what ideal next steps would be. 

I'd just like a knowledgeable neutral party to review what I'm doing with my investments and provide advice.

We've found a few gems here with pricing closer to $950 sq/ft and some that are cash flow neutral with possession in a few months.

He is mostly political neutral and has a proven track record of thinking critically about the best way to solve a problem.

I can't express how important and useful a neutral 3rd party inspector is! 

I discovered a good product that neutralizes the cat pee.   

The PM talks to the owner and the owner says, "Well, they seemed like they knew what they were doing so I told them they could paint an accent wall in the living room as long as they use a light, neutral color."

Using LLC (partnership or disregarded entity) is usually tax neutral. in fact they don't pay tax at all, their members do. 

I would definitely try to offer option 1 and try to help her find a new place that she can afford, hopefully one of your other properties.You are a neutral party in this and try to express that to them.