Many experienced investors are humming a long similar to prior to the rate hikes.  

Did you vet contractors in-person prior to hiring them to work on your projects?

We are selling one property in a location that has permits and other restrictions it would take Sherlock Holmes to find and when you inadvertently hit one there are fines plus the permits and delays. 

HELOCs on rentals are rare, and depends on where you are located.

At over 4000 sq ft, I'm surprised you won't be able to list for a much higher number to net a decent profit, but without knowing more specifics on the house and location, I am speculating here. 

The problem with Multi Family is that unless you or your partner have $10M or so of net worth and $1M in cash laying around as well as prior experience with commercial real estate, you can't get the loan. 

Regarding the location of the Qualified Intermediary (QI), it doesn't matter whether they are based in New Jersey, Florida, or elsewhere.

It is a small town, definitely a tertiary market right now, but that is where opportunity is going to be found.I think LTR, in the right location, can provide enough revenue annually to cover all holding and leverage costs while the resident pays down the principle and the demand in the city sustains slow and steady appreciation. 

Hopefully, you find it helpful and qualifies us to assist you with your goals:)---------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Despite only renting for two months, this tenant's aggressive behavior is creating a hostile living environment for other residents.Specific Issues:He complains about our lack of notice when entering the property during our own move, despite prior notification.He has moved items around the house without permission.His communication has been condescending and confrontational.He installed a surveillance camera in a common area, violating the lease agreement.He banged on the door because he couldn't use the smartlock code properly.Considered Actions:We plan to serve him with a notice to vacate.We are considering having a constable with us when we serve him the notice.Questions:Should we just give him warnings considering that his actions may not improve?