So I rented it out via agency I as loosing $300 a month since my mortgage was look the idea was to refinance to get it lower or sale it when market is up.

your w2 income tax burden will NOW be lowered. 

Alternatively, keeping the properties offers long-term equity growth but with lower cash flow.Ultimately, weigh your ability to manage future cash flow, your risk tolerance, and your long-term goals.

That will keep your out of pocket lower and your $70k would allow you to buy two properties.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

It's great for cashflow and our entry level costs are lower than a lot of other markets.

Other than lowering premium, why would you put all the rentals in one policy?

Tons of upper and lower new oak cabinets and counter space with custom granite counter tops.

Talk to the seller, but options are to cancel the sale (and risk losing your deposit), renegotiate to lower the price to allow you to fix the problems or ask them to fix it. 

Most PM software allows late fees to be charged.Ours allows us to absorb the cost of tenants paying electronically thru the software - it usually wants to charge tenants, but we want them to pay electronically.We manually charge tenants a Processing Fee for mailing in their rent, a slightly lower Processing Fee for depositing to our bank.Your success will depend on the Class of your tenants.