Thank you so much for the information, my eviction has been filed with the court so I'm waiting to hear about the date next.

I was more focused on building the portfolio, and it paid off, as I scaled to 50+ rental units in 5 years.I started my own PM when I moved to a different market because I wasn't confident I could find one as good as my previous manager.

I am in the Tampa Florida area. 

Quote from @Jim Stanley: You should reserve insurance for large claims.Contact the city and report the issue to them.

Louisville is part of the industrial corridor all the way up to Columbus, Ohio.

Perhaps partnering with a real estate agent using the BP real estate agent finder tool may work out in your favor.

Are they off market or on MLS? 

He is great with investors and can find deals that cash flow much easier, including some off market stuff.

FYI I do have plenty of reserves for my other units already, but would like to keep each property separate.My question is, where should I draw funds from to pay the least amount in penalties, taxes, loan interest, etc. from the following sources I have available:- 20 year 401k loan for a property- Sell a piece of my stock portfolio at 15% capital gains tax- Take a HELOC against an existing property- Private money loan from a trusted partner I have worked with beforeAlternatively, I could pool the reserves for all my properties to ensure I can cover anything immediate and know that I could always sell off a piece of my stock portfolio if needed and have the funds within 3 business days or set up a HELOC and only draw from it if needed.Appreciate any thoughts or what you have done in the past.

But in my opinion, the biggest issue I see with folks jumping into their first "big" multifamily deal is the quality of the pro forma.