The mountain house has taken almost 2 years of breaking even and using some of the income on improvements until we have been able to cash flow.

And frankly we tend to over-improve a little bit, because I don't want to touch a house again in the next decade or two.

I have about $5k in a credit card and another $5k in a home improvement loan because I had to replace my AC condenser after purchasing my primary last year.

-the attorneys quoting you $3k are NOT eviction attorneys and are basically charging you as they learn.Move forward with the eviction unless the tenant improves their attitude.

This type of loan can be a great short-term solution to help you acquire and improve the property before refinancing into a long-term loan or selling it for profit.

Even as my portfolio grew exponentially, my work/life balance continued to improve. 

The problem is these homes are 60-120 years old and because of the low value neighborhoods, nobody has ever made any capital improvements beyond duct tape.

While it's positive after expenses and has potential for improvement in year two, it’s been a bigger hassle than anticipated and taking attention from other priorities and areas of our life with not enough return. 

I would purchase a duplex (or even better, purchase a SFH with as many bedrooms as you can afford and rent by the room), and then slowly improve the property. 

I will be at the two year mark in about 5 months.Hopefully, improved supply chains, permitting in the city, and being further out from Hurricane Ian helps new construction in the area, as a whole.