And i could even argue that during the eviction moratorium when my tenants could have stopped paying without recourse, my relationships with them paid off in spades, whereas others that i know that were hardasses got burned. 

If your current mortgage is a good rate, I'm a Heloc fan.Lower costs and qual hassles vs a refi and makes you think twice about using it vs cash burning a hole in your pocket. 

Nope, not for me my friend, I call the burning dollars to pinch pennies.  

If you start now you will get burned Good Luck 

I'm honestly feeling burned out.

@Timothy Burnes Don't do it. 10-20k in equity is not worth all those issues.Bed bugs are a significant defect that can take either $5000 and tenting the whole building for heat treatment, which requires vacating the tenants or getting them hotel rooms for a few nights, or a sustained program of prevention with bed risers, leg traps, sealed mattress bags, and the tenants need to keep it up for.. get ready for it.. 6 months, which is how long they can live without a meal.Sewage in the basement could be a big issue if you have a sewer backup problem.The sinking toilet sounds like it needs immediate attention, but at least that's a straightforward repair.The other issues are what I would consider "normal" as in, you could fix them but don't need to in order to make the place liveable.Based on the bed bugs alone I would avoid... if you are comfortable with this level of rehab you should be getting a way better deal. 

Hello Fellow Real Estate Investors,Here are some interesting recent stories from the D.C. real estate world and beyond.Federal infrastructure bill could give DC $2.5 billion for highways and transitConstruction On The Purple Line Is Set To Resume This SpringD.C. redistricting committee narrows down likely options for redrawing wardsAlexandria's housing authority plans to replace 66 public housing units in Old Town with mixed-incomeKeep up with issues specific to the region with @Russell Brazil and Jack Seidens' DC Real Estate Podcast and the latest sales trends with @Cassidy Burns ' DMV Weekly Market Update.

Sounds like you have too little free time and are getting burned out.If that's the case, hire a PMC!

Even though I got hit hard, I still have a burning desire to invest in real estate and create wealth this way.  

I would imagine the small time landlords who got burned in this situation may want to sell if prices are still reasonably high which could lead to prices dropping sometime next year.