I'd attack the credit report :) 1) lower (pay down) whatever accounts have a high utilization percentage 2) contact each of 3 major consumer credit agencies and get a free report, then dispute every hard inquiry that is *NOT* associated with an open account 3) call the credit cards you already have established and ask for a credit line increase -- often can be done online and they do not verify income, hint hint. 

Zillow is very common but beware that a lot of these sights don't give you vital information and only give you a "Renter Score", not an exact credit score or other vital info.

Also, consider living BELOW your means as you clearly overspent on your primary residence which is a common scenario unfortunately. 

This is a fairly common situation.On whether you should "let him go" or not, the question is, are you going to hold him to the terms of your lease regarding early termination or release him without further rent or early termination obligation. 

🏦To get to the point where you can avoid personal guarantees, you’ll need to build your business credit over time:Open trade lines in your business’s name (utilities, vendors, etc.).Make sure you’re reporting payments to business credit agencies like D&B.Keep your debt-to-income ratio low and maintain good cash flow.It doesn’t really matter if it’s an LLC or S-Corp—what matters most is establishing the business as a strong, creditworthy entity.But yeah, in the early stages, personal guarantees are almost unavoidable.

I think it is common to analyze deals and see negative cash-flow, BUT what are you analyzing?

Negative Cash FlowOne of the most common reasons to sell a rental property is when expenses greatly exceed rental income.

That's three months of mortgage and utilities, the cost of flooring, and the cost of painting.

Like in MS its quite common to transfer title that way and title is insurable in other states your right all the quit claim did is release an interest . 

Already a co-owner of  single family home with shared common space and bedrooms rented to individuals.