There are so many facets to real estate investing.

Speaking for myself, in any facet of my life I know I don't want to participate in anything unethical, ever, so I have a lot of interest in actually getting this resolved.

Now if you have more money you can start to leverage teams of people in different facets of your business that can do particular things much better and faster than you likely can.

While I acknowledge that economic strength is just one facet of a good rental market, it is a major factor and I wanted to share what I've found (the details of my methodology and raw data can be found after the various rankings):Top 10 best economiesProvo-Orem, UTSalt Lake City, UTCharlotte-Concord-Gastonia, NC-SCChicago-Naperville-Elgin, IL-IN-WIDallas-Fort Worth-Arlington, TXKansas City, MO-KSLongview, TXLouisville/Jefferson County, KY-INSan Francisco-Oakland-Hayward, CABirmingham-Hoover, ALThere were two main factors to overall economic strength that I looked at – how diverse/broad the economy is and how many economic drivers (i.e. strength) the area has.

And any amount you purchase over the amount of your sale adds depreciable basis to your property and does create more depreciation allowance.Your situation isn't hopeless but it's probably going to have to be multi faceted and one where you have to compromise a little.Unless you simply do a cash out refinance and let the property support the new debt. 

But like @Chad Urbshott said it can't be summed up in one post because there are so many facets to what can be done.

On all 3 properties, I have manages the flip because of my background in residential construction, including performing all carpentry work myself while subbing out other facets (electrical, plumbing, etc...).

I am an experienced ICC Building Inspector and sometimes have to make a trip to the property to determine repair causes when its not clear or tenant photos won't do, but that extra trip and skill set has saved my owners thousands over the years.Just a few points - but take a good look at your leases - there may be significant "bucket holes" in your cash flow depending on how they are drafted.Finally, Steve Rozenberg from TX made some excellent points in his reply about running investments like a business and the 5 ways you can be making financial progress even if cash flow is not falling directly into your pockets each month (but I would want that to be the case) - if at least several of these 5 facets are not true for you, you may want to think about selling - but I would first improve things so your property performance looks better to diligent buyers.

It is the rare person that is responsible in all facets of their lives and gets an animal that will destroy your property.

The most common expensive things are water damage from washing machine hose breaks and leaks, facets that fail, clogged toilets flooding, sinks backing up and things like that.