He will not ever get better and you will continue to live in the nightmare situation.....And ultimately, what does your lease say?

Until this happens, the REI is on the negative side, and NCF just increases the amount of Cash needed to recover, and if the NCF continues, that recover will NEVER happen. 

It seems now we have a bull market and if it starts going the other way I would like my rental to at least continue to produce monthly cashflow...that's where I'm at now...still researching and seeing my options... $46,800/year in cash flow with $500k is a nice yield at 9.36% ($46,800/$500,000).

This is exactly the kind of economic boost that makes a market attractive for real estate investors.Looking ahead, experts predict home sales in OKC will climb more than 8% this year, with prices continuing their steady rise.

Thank you for your continued patience.   

*Strong Economy – Phoenix is sustaining a healthy housing market, with thriving sectors like technology, healthcare, and finance continuously recruiting new residents and providing them with job opportunities.

Quote from @Marc Zak: In the market where I live (San Diego), appreciation has been strong and many predict it will continue to appreciate in the long term.However, with current interest rates (6% at best) and property tax (2%), the annual cost burden is 8%.Am I correct in saying that appreciation has to be above 8% annually (plus whatever my maintenance and vacancy costs are) for me to make any money in this scenario if the property is cash flow neutral?

After that, the YouTube algorithm continuously bombarded me with Pace's content.

The property has remained 100% occupied throughout my ownership and is on track to continue receiving market rents from both tenants.

The property has remained 100% occupied throughout my ownership and is on track to continue receiving market rents from both tenants.