Lies, lack of integrity, zero communication, mismanagement, poor workmanship and greed barely scratches the surface.

I have a great ISA , looking to keep her busy with convertible leads, thats a big reason I'm searching for a better lead source, even if they are 20-35% off the top;  there's barely any expired's in my market and the FSBO's are either toooo unrealistic with their pricing or if priced right they sell on their own due to lack of inventory.

However, I just reached the decision to sell it an hour before posting this (so that part of the process has barely started).I have an eye on a specific property I really want, but it just went up today and already has 32 saves on Zillow.

You just gave in your example above a return of 10% and I am telling you you would bet the entire 10% versus the insurance return which would be barely 4.25% based on your own calculations. 

Like you, I worked hard for what I have (after grad school other than a rental I bought and a small retirement savings, I had barely anything in the bank). 

You minimize your risk of being over leveraged, and barely making ends meet with the rental income. 

As my wife and I figured out, living in our current primary, we barely go to the basement.thanks

I would say the messageboard is pretty bare.

at a bare minimum, new paint and carpet/plank everywhere and changing out all the cabinet hardware, electrical covers, fresh light fixtures, etc. will make things look fresh and clean.

Most of my tenants are paycheck to paycheck and barely making rent now.