@Daniel HartzFind 23k somehow and hang onto this one.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

I'd personally say pulling your water heater out and replacing with a wall mount on demand one, would be worth the cost to have in unit washer dryer if you are staying there or renting it, it would be worth it.its always worth doing the big stuff well and correct even if you are cleaning up after someone, the long term hold always prevails, its just a little frustrating front sometimes, but hang in there!

Hang in there. 

Dump the thing and either hang on to the cash while you find a performing asset or 1031 into something that does perform.

If you answer the phone and there is an uncomfortably long pause before someone talks, it's a machine dialed number and simply hang up and block the number.

For people who don't want to hang it, then they need to take wet clothes to the laundry room. 

Anything higher you need something different, $1mm+ property nicely done, riverfront or muffin baskets.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Local meet ups, facebook groups, anywhere hosts are hanging out join them.