In addition, the gas bills have shut off notices and are not being paid. (3 units are occupied and utilities are all paid by owner).

My dilemma has been that I've gotten a little behind on some revolving debt that selling this property now could eliminate in addition to giving me cash on hand to trade into some better value or start a new construction duplex project I've been wanting to start.

Additionally, Mr.

I have added new electric service, all new plumbing, an additional bathroom, remodeled Kitchen all the way down to the studs, new carpet on the second floor, and new LVP on the first floor.

Any additional will be refunded a few weeks after the auction. 

Just one additional option.  

Window AC units can indeed be treated as tangible personal property with a 5-yr life and be bonus-depreciated or deducted under Section 179. 

If they’re underfunded, you could get hit with special assessments.Not sure about the exact contract with the tenants, but I assume if there is any additional assessment, it would be tenants’ responsibility.Since you want to stay local and focus on cash flow, commercial makes sense, but have you considered industrial or flex space? 

Your best option may be to increase the rent to cover the additional expense.

And once you get it dialed in, you can add in the true intent which is additional ai systems to scrape for identifying what properties are Landlord owned, contact info, review for viable potential, and than reaches out in a cold marketing effort to field for potential sale interest.