I really don’t want to lose her!

If your tenant stops paying or trashes the place, you could incur another $10,000 - $20,000 in one year, on top of the $36,000 you are already losing.

I would strongly recommend you reconsider a flipthe 'cash partner' will expect to be paid whether you break even or lose small or lose big

Hard money is for flipping, nothing else unless you want to lose more money.

Every dollar you lose to operating costs is a dollar less you have to live on.

Technically the HOA foreclosure was invalid but that is a completely different issue as you never go off tax record to see who owns a property you go off of recorders office and depending on state have to list junior liens in the complaint. .Yes, when they foreclose I'll lose the house.

Despite losing an attack on this rule two years ago, the rent board is trying again to regulate everyone that invests their nesteggs to expand the housing supply. 

Like any market, there are risks and you need to have the right team in place prior to buying a property or you could lose money.

In most places a mortgage is going to be less than rent-otherwise landlords would lose money.

You also might want to consider using the general asset account (GAA) as a strategy to possibly continue depreciating the property before demolishing and rebuilding.Obviously, once you convert the investment property into a personal residence, you lose out on any further deductions from a P&L standpoint.Feel free to DM me if you have any further questions.