Your capital is unbelievably valuable, and right now you're not getting a great return on it.Normally I think I'd vote for you selling and rolling that into 25% down on a nice apartment building, but with your experience level I worry that could be a tough transition.But just remember before you go with a cash out refi or HELOC to calculate not just your return on cash, but also your Return on Equity.

I would say fuel level is easy to go for, the rest unless you can prove she moved in with things in better condition, I might let it go.Good Luck in whatever you decide!

I am not familiar with the tenant laws in your area - so I cannot advise on how to proceed on that level - I can say this though  - it sounds like you are too nice of a person to be a landlord - and perhaps you need the assistance of a  professional management company to help you with ugly confrontational situations like this - At the very least -please read up as much as you can about your rights and responsibilities as a landlord - I can tell that you have done some research - but I feel like you need a lot more if you are going to be successful in this business.

I enjoy doing a lot of the work myself and want to take my investing to another level. I

It was way too big of a job at my skill level.  I

The lower level is completely uninhabitable.

But entry level is flying

If you cannot walk into your local bank and credit union and based on your relationship with the bank IE large deposits and I am talking in the multi hundreds of thousands.. or very large incomes I am talking in the multi hundreds of thousands.. and or very long experience level I am talking decades there is NO money at those rates. what there is   is money at 9 to 15% or higher.. once you grasped that concept and folks stop wasting time.. then you just plug those numbers into your deals.Now if your talking about yoru 4 mortgage slots for rentals  that's a whole nother story but if your looking for fix and flip type funding  etc etc.. the niche is the HML in the country and there are a lot of themget a copy of the Scottsman guide there are list there of reputable national HML.

I'm also a seasoned investor that lives in Delco and can really help you with all aspects of the deal not just turn in the AOS like other realtors.

So in an unfinished basement you could have a level of "8" but it would "4" on the first level and "2" on the second levelI guess my big complaint is with the testing and mitigation companies.