Also you seem to not have a team in place, BAD idea.

It seems a traditional sale gobbles up half of it in closing costs.We refinanced early last year, and another refi would cost ~$5k, plus w/ the LTV, I don't think the numbers work out just right.Too bad we were too naive to even consider those offers when they were handed to us.

but end of the day lots of Black on your balance sheet simply is not a bad thing.. 

I'd be interested in hearing from condo investors about why this real estate product makes sense even with the low COC returns and HOA fees that cannot be influenced?

In short: A great accountant will help you get wealthy faster, a bad one will have you make mistakes faster, and no accountant will ensure you keep making the mistakes your currently making.

My assumption is that there are a lot of bad apples, and very few that actually care about the seller.

Bad management can tank a deal just as fast as anything else.Did you fire the manager and work on finding new management?

One incredibly important question, how are the reviews from the current listing and is there anything with the existing furniture that would give you a bad review?

What changes did others incorporate into their leases that were influenced by this years tenant interactions? 

Lending on mortgages.. buying bad paper.. new builds ?