A QCD is a light-weight way to change ownership without doing a full title investigation.  

Hi Jonathan,At a quick glance the expenses look a bit light (currently shows about 38%, where a quick rule of thumb is 50%).

I'm thinking something dark because the counter tops are light. 

@Tyler HuntingtonI will assume your pro-forma on the expenses is accurate, and there are no common areas where you might need to pay for electric to a light or two; tenants pay for water, sewer, trash, etc.My suggestion is to look hard at your acquisition costs.  

I also think your annual insurance of $700 is light for the price.  

My credit score is in the 780s.Because of my loss of W-2 income, I doubt my self-employment income from my 2014 and 2015 tax returns will paint me in a good light (since it was side work, I think my 2014 tax returns says gross was about $10k for the year). 

Our portfolio grew from 2 to 12.At this point, I started to see the light (for me) and decided to sell our properties in Denver.

It was not until recently (read: last week) that the light bulb went off in my head as I listened to random BP podcasts on my way to/from work. 

Sounds like we are close to the light at the end of the tunnel!

However, you get the choice to hold them to the lease or let them off light, it's your prerogative.