Great thanks for the detailed reply.

At least 2-3 times each week, I get a referral or lead for someone wanting to buy an investment property with 5% down that cashflows $23.00/month with an insurance estimate that is half of what's realistic.

I was estimating the ARV at 160-165k which I don’t know what it will be for sure but I’m a little worried it might be less which throws a wrench in things as well. 

would you mind sending more details on this via dm ?

Hi Steven, thank you so much for the detailed advice :) Podcasts are my absolute priority at the moment.

To me being a real investor friendly agent comes down to being able to get into the weeds as the devil is in the details but also being able to zoom out to 30K feet and see the market as a whole and advise accordingly.  

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

Estimated time to complete 6 months.

QBO automations are great and while you can use it some, REI is tricky because there are so many moving parts and details to account for.  

It's impossible to give a definitive answer on whether you should sell or keep the property without the address and further details but based on the photos alone what I would first suggest is an amenity analysis.