There are plenty of unhappy longtime marriages where one or both parties are miserable but because they are "married" they stick it out.  

You simply are convinced wholesaling is wrong, illegal bla bla bla, and you are convinced all wholesalers are lazy scumbags that don't care about anything else than to make your lives miserable.

HOAs are like a silent partner that does nothing for you and can make your life miserable and expensive.

They set your expectations and failed miserably to hit them.  

Trying to get an appraiser from the area to drive out to a property (based on data from a LONG time ago) for a "competitive price" is a miserable experience!

My experience is that in RE transactions, attorneys always make your life better.....in every other area of life the amount of contact you have with attorneys is directly proportional to how miserable you are.Especially investing out of area.

And I would seek legal counsel ASAP, 13 months is entirely too long to be miserable. 

My vision of success is not great cashflow in some area that I hate and am miserable.

There will be a TON of small property owners that will be completely miserable with dealing with the City and State to be in compliance of the Rent Regulation Laws.There will be a vacuum left to be filled by someone with the knowledge of Managing Properties in a highly regulated City and State.That's where I come in.So I'm in a hedge situation.

Outside the immediate realm of the poor bank reviewer who has to read appraisals for a living (I’ll eventually write a whole chapter on this miserable existence), the absolute number one complaint about an appraisal is, of course, THE VALUE IS TOO LOW!!!