You can just answer it without the jazz, and I bet you know a few places right off top of head where people WANT to live, right. 

I’m hoping to find more success in Phoenix, but as you stated, the old fashioned way may be my best bet.

You second property will rip I bet.

@Sean Gallagher not a sales pitch, but this is what we provide for investors in Metro Detroit:)Understand that if you hire the latest & greatest PMC, many grow using poorly trained VA's. - Your portfolio will suffer:(You want a PMC that has great systems in place, including a great portal where you can keep tabs on eveything.You will also need to manage your PMC on a regular basis.

If you are looking to be an investor then I would suggest you don't be an agent that is a poor mans game and it will make it way more difficult to find deals. 

Looks like biting the bullet and getting an engineer may be my best bet.

I bet that you can pay off this debt in 1 year or much less.

Pivoted to a new market for my 3rd property where the entry price is low but revenue is moderate, average listing quality is poor, and occupancy seems steady year-round.

Now if you've followed things this far kudos, and I bet your feeling some lumps.

However, poor operations, poor financial assumptions, poor finance structure, or a combination thereof can quickly turn a great deal on paper from hero to zero.