You are feeding the beast of the property with just principal pay down to show for it.Not only would you pay capital gains if you sold but also have depreciation recapture you have taken over the years as a rental property.You have a lot of trapped principal pay down equity sprinkled in with a little bit of appreciation that is doing nothing for you.It seems you might come out much better selling and doing a 1031 into one or more properties.Without knowing more about your current liquidity and total net worth as a couple along with annual income from a job or business it would be hard for me to comment further.

I am refocusing my efforts for spring 2016 into selling my primary and buying an owner occupied 3/4plex and hope to sprinkle in a couple of SFR's before the end of the year. 

Don't sprinkle magic dust on your numbers.

Collapse, Great Depression, oh that's the chunky-monkey with sprinkles, so exciting, so foreign.

See if you can identify the species and read up on the best methods for tackling the issue (see link below).In the meantime (before move in), I would get the over counter traps (little black ones) designed for roaches and put them under cabinets, appliances, etc (blue tape can hide them on the near walls of cabinets or back side of appliances).Then I would get the peanut butter type product designed for roaches that is in a syringe and inject a small dab into nooks, crannies, even inconspicuous places (like inside wall plates).Sprinkle some boric acid based powder (often with a sugar/flour or pheremones) under appliances, behind them, around the hot water heater, etc.

If you have carpet at all, or furniture they are on, sprinkle some Borax around liberally.

Every street in Pleasant Ridge has a multi family or two sprinkled in with SFR's.

Fyi There's very very nice cement paint where you throw sprinkle flakes.

Like I'm supposed to have magical fairy dust to sprinkle on the unit and make it work as soon as she calls me. 

I like to sprinkle in a new house in my portfolio every so often and spread some development deals in there too to get more liquid.