As to "bill o brady", you should do some research like I did.

but its hard to say its from that, or that guests are getting smarter and looking for direct billing sites to save money on Airbnb and VRBO fees

I'm guessing it's out because she failed to pay the bill (utilities are in her name), but PG&E of course won't tell me anything.I've sent a 3-day notice to Pay or Quit. 

That leaves off market, auction and wholesalers, also very difficult to navigate from afar.Buying and holding is a better strategy with that amount of Capital and has more margin for error.  

I will avoid this $37,250 tax bill if I sell it now (I believe it's taxed at 15%).It was my intention to hold this property for a very long time (10+ years) as Austin was been appreciating nicely, and it's cash flowing at ~$750/mo.I don't plan to buy any additional properties at the moment. 

I would personally not do that, since I do not like my tenants to have "surprise" bills.

Electricity bill increases to 5%?

Where do you currently live and do you have evidence living there (Utility Bill, Lease, Mortgage Bill?)

A credit score of 523 is basically a guarantee that they do not pay their bills.

Note that they were sub-1% during the COVID era, which is what allowed many delusional syndicators and funds to raise money for properties that were doomed to underperform.So ask yourself this as if you are in their shoes: you could invest in T-bills to get a guaranteed 4% return, then what is the premium I would require to invest in this person and their commensurate deal?