If the repair will eat up a few years of cash flow, I would just sell it and reinvest.

Two different animals really and I don't see creative financing is typically a reality with either option.Typically for tax liens and deeds you will need cash to be a player and cash that you can tie up for 1 year or two at minimum.   

I know that I can not deny an ESA for a tenant, but can I deny their guests from bringing ESA animals when they visit or stay overnight?

However, their 38 page Prop Mgmt Agreement for OneRate is daunting--it lists many exclusions to their obligations such as any damage caused by force to a surface (whether from tenants, animals, roots, wind or other force of nature, etc).

They could buy now, but they would make less and would have to eat the cost of refinancing down the line.  

Someone will buy that, and then have the pleasure of mowing or more fun-weed eating that to keep the city off your back.Not sure about SD, but I tell everyone you need time and money

Most recently a tenant moved out and left the house full of roaches and another one just had an animal in the attic that somehow knocked down the ceiling light in the kitchen.

At an event, one of them wouldn't leave me alone while I was trying to eat and network with the others at the table.

Your retirement and health costs alone will eat you alive.

It doesn't make sense to hire an attorney for $1,500 when I can do it for $300 and make the tenant pay the costs (or eat the loss).It's also important to understand the PM process.