Definitely don't sell it and buy cheap Class C in Texas or other state for "cash flow on paper" - I learned a painful lesson with those types of properties. 

They are like marriages: easy to get into but very painful to get out of.

I went through a similar issue trying to open a business bank account in 2020 when everything was shut down and it was such a pain.

I have lived in Truckee for over 23 years and understand the pain you can go through dealing with a local government where the answer you received on Monday is different than the answer you receive on Tues, Wed, Thur & maybe even Friday if anyone is working.

Most people use their phone and it’s a pain to stay logged in on your phone. 

It was painfully slow, but I didn't know if that was the norm. 

Try to find out what the seller's pain point is.

Although HUD loans offer great leverage, they are a pain to execute.

We've all probably felt a little pain this year with rents and longer vacancies due to all the inventory coming online, something like 50,000 units in 2024...so plenty of vacancy and free rent while those get leased up. 

Except for the mental pain losing $10k isn’t THAT much worse than breaking even.