Your IRA can borrow, but you have to be careful to not personally guarantee it.

Without the high leverage you reduce the top source of return in CA RE which is achieve via the appreciation on a high leverage property.  

Is your $15k even enough of an emergency fund for you personally?  

It wouldn't be that big of an issue if we still lived there, but we dont.

She's not going to have any leg to stand on in court if you get that far unless there's some explicit language prohibiting the owner from assigning responsibilities to another legally authorized party, and I'm guessing there isn't if another PM company was maintaining the lease and provisions - and the fact that the tenant was voluntarily working with the other PM confirms the acceptance of an authorized agent even if it's not explicitly stated, the same way if you accept rent from a tenant after a lease expires you imply acceptance of the lease terms continuing (which is why you should always have a holdover provision). 

Or paying off my debt, while I provide them with a nice house to live in instead of an apartment. 

I don't care if I'm ahead or behind of anyone else because my goals are not relative to anyone else's progress.I get your point that staying active keeps your skills sharp and that if you're active when others aren't you will have access to opportunities that they do not.

.) - but the other units have great tenants who take care of the place, are quiet, etc.

@Michael Houston  In Duluth, most rental properties that get listed on the MLS make note of an active rental license for the property.

Keep in mind that many responsible agents tend to be conservative with their valuations, especially in today’s market, where properties aren’t moving as quickly as they once did.If we’re in a conservative market, pricing on the lower end may make sense, but it’s always good to weigh your options carefully.