This would obviously require you partnering with an investor that you trust. 

They also want you to spend on ads around $1500 so initial total investment is around $60,000, but NOW it's +$15,000 since the new year. 

Either way, you are taking the RIGHT steps, you have the desire; that’s obvious.  

The original six month tenant I had extended the lease 9 times and stayed a total of 5 years, paying me about $15k over market rent annually.  

So if you have the property for a total of 10 years, moved in at year 8, little value or tax advantage.

For instance if this is a $10M portfolio that's levered with loans totaling $9.1M, there's no equity that can be pulled but if this is a $1M portfolio with $100K of debt, its a different story.

Seems like you just totally ignore my post.

If anything is obvious like a solid proof of more people living in the house or signs of smoking in the house or if she misses even one rent payment then start the eviction process.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

How about the simple obvious that the inputs to deliver the service/product have a base-line and market prices have, OBVIOUSLY, been at about as lean of operating profit margins as can be.