Or, ya know, just spend the next 140 hours trying to get a self-study law education followed by another few hundred hours self-study to sort out how to avoid repeating the situation.That's the reality of it all. 

I could connect regarding refinancing and buying a new property in order to maximize profits and also talk regarding the upcoming laws the city passes regarding multi unit properties.

Basically common contract or agreement law.

depending on how backed up the county is it can e take a few months for court date. in essex county it took my mother in law about 8 months or so for the full process. she had an attorney, not sure if that sped anything up

Should We:Sell, take advantage of the capital gains law, move, and pay the mortgage off on the new house, credit cards, etc…?

Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

I think it will also depends on state laws and a lot of information not present but the HOA rules and insurances are two different things.

Newton's law of tax: What goes down must come up.Everyone enjoys the sweet benefits of bonus depreciation, but what happens when you sell?

The tenant laws in New York make life as a property owner way harder. 

But Arkansas has really good landlord laws, so it has that going for it.