Letters, post cards even calls are useless to this owner class. 

I have them process credit card payments.

File lien if you find assets. (3) File wage and bank garnishment if you have bank account number and current employer. (4) In most cases it is impossible to find current whereabouts of the tenant to serve any papers (garnishment papers)(5) We have started asking for car insurance cards to get information on the car, the only asset most tenants posses.(6) We have not been able to find new address of any of the evicted tenants.

Should We:Sell, take advantage of the capital gains law, move, and pay the mortgage off on the new house, credit cards, etc…?

Are all my invoices uploaded to my owner portal?

A Heloc is an open end mortgage same as a credit card the only benefit is that you only pay on the amount you borrow.

Then hands me her business card, "call me, I can help you." 

Leaving the area for the sake of real estate investing isn't in the cards for us.

Don’t forget heloc, DSCR, 2nd on primary, borrow from retirement accounts, credit card cash advance, property reserves, home improvement store credit, etc etc.

For now, my immediate goal is to pay off all of my credit card debt (should be accomplished by February 1.), and continue to educate myself on NOI, Cap rate, cash-on -cash return etc.BP community, I am open-minded, willing to take initiative, always willing to be taught something new, but also ready to share any experience or knowledge I have that can help someone else.