I really think I should sell 2-4 properties but really would like some solid advice on smart action steps I could take now to set myself up in more sustainable position.

And you also will not be notified if legal action is taken against the property such as the seller filing bankruptcy.I am not saying to do so or to not do so, you aren't my client, I'm just making you aware of the risk.If ever the due on sale clause is called, you will find out if you made the correct choice.

Secondly, their contractor more than likely recognizes that repairs/work on investment properties are extremely time sensitive and understands the standards expected.

In the very sensitive area of legality, legal compliance, and ethics, they have a definitive methodology which keeps the investor on the correct side of this equation5.

The tenants are in violation of the lease (not to mention their actions have created a potential problem with city bylaws), so that may be your way to get them out. 

Learn, take action and network with other wholesalers (call all the signs you see on the road that are promoting a wholesale deal or that say I BUY HOUSES CASH). 

That could be the best course of action right now.

Action always beats inaction.

From talking to investors over the last few years there seems to be alot of action that way.  

@Denise Evans If the heirs have not taken action to move the title into an estate, or to transfer to an heir, how is the state supposed to know the person is deceased?