We will likely take a negligible gain by dropping price and getting it unloaded.

Appreication is negligible here, but properties definitely cash flow better.Larry

An important concept that I often see in real estate investing is that when you put your money in the hands of others it can often be lost due to negligence.

A fiberglass system costs more, but provides more durability over the long term and reduces the chances of a negligent tenant not making a water penetration issue notice to management.  

Don't know what you found on the internet, if you were on the note and in title most likely you're responsible, jointly and severally and then minimum time is 3 years, that is after reestablishing good credit in housing as well as all other debts and the cause being beyond your control, like medical bills and then bankruptcy. 7 years is the drop off point, someone who was just negligent will be waiting 7 years.

With the variable simple + amortized interest, and interest-only then P&I, my non-calculating head is spinning.Closing costs on the equity line are negligible, and the interest rate is better than what I'll get in a refi, but I can't figure out whether it's wiser to let the loan ride a bit on the equity line (at 3.99%) or try to refinance right away (with $2-$3k closing and 5.5% interest.)Am I even making sense?

I would caution this tactic as the insurance will only protect you in a liability suit, not a civil suit, or a suit where you can be proven negligent. 

While their outright negligence is another matter, I can see the logic of wanting extra security for blanket lawsuits where the tenant just sues everyone involved.  

For me, once you're talking about hopping on a plane to see a property, the difference between Denver, Atlanta, and Baltimore is negligible. 

As a landlord with many properties, it is frustrating to respond to hearing notices for negligible and/or transitory "issues", like fallen branches in the yard, "scattered debris", etc.