Do I rip the bandaid off and get Ethan Allen or Bassett?

Its great awareness for investors to know products coming. 

@Brett K. we manage in Class C areas, so have to deal with this a lot.Options:1) Boardup - pretty useless as easy to rip the off and advertises the property as vacant.2) Armor Guard door frame reinforcement with temp double-key deadbolts.

$40,000 x 25%(assuming a 25% interest rate on credit cards) = $10,000This is more than the annual cash-flow that you are getting from the rental.I would look at a way to paying off the credit card debt asap.Look to see if you can take a HELOC on the investment property(likely difficult).If you can't you may want to consider selling the proprety.You will also feel a lot of relief of not having credit card debt hanging over you.What is the interest rate on the car loan?

Why not take out a loan from the equity to pay off that debt?

She promised she would have her Supervisor call me (she was so rude you think she had gotten ripped off not me).

See what the nightly rates are in the waterfront vs 2 blocks off.

Start with Reonomy or Costar to identify all the 100+ units in your target market (on and off market) and then see if you can get into direct contact with some owners.

Whoever gives me the most business and has an excellent close record will first be presented with off-market opportunities. 

Quote from @Nicole Laba: I work with investors in Chicago who are actively buying off-market properties, and Ive noticed that everyone has a different approach when it comes to sourcing deals.