Thanks Donald, it's a lot to soak in, but lucky for me I've got a lot of time on my hands!

. --- My friend was patient and after all was done, the Landlord  only offered her a $25 Walmart gift card and a couple towels to replace the ones soaked in feces. 

I'm trying my best to soak in as much as I can.

While eventually you have to act, I think it's important to continue to soak up new things.

When we visit our out of state properties once every year or so, if it's in the fall, we plan on seeding and distributing that moisture control stuff on top where needed, then watering ourselves each day we're there and hope for rain after.  

Then you have to know which seed mfg  is being used .

Afterwards, it would be used as seed money to acquire more properties in better cash-flowing markets like the Mid-west or South.  

I'm hoping that I am showing them an alternative way of making money that may not be evident right now, but when they get older the seed might be planted.Why not refinance what you have instead of selling?

I could refinance / home-equity loan to pull the equity out for another RE investment but I am trying to use this an an opportunity to learn how to work the numbers of creative financing to be able to do other deals.What I am trying to determine is if it makes more sense to go with a lease-option buyer in order to continue to have some residual monthly income but free up the equity in the property so that I have capital to seed additional RE investments. 

I would plant the seed with the seller that just in case this runs a week or so over that they are cool with it but first talk with your mortgage professional and get their opinion before you start a panic.