But I assure you it's correct. 

You are correct there certainly are ways for things to be done badly or illegally, but these are BAD MESSY situations before a sub-to deal would even be considered.

Your local agent did not do you any favors unless he described the property as Jordan correctly did above.

So after 5 months you:a. taken a LOC of $10k but repaid it with $8k of cash and $2k of the invested money.SO AT THAT STAGE: You are $8,000 out of pocket - Correct?

You are correct re the POA. 

This is an old thread that was revived with the recent reply, and re-reading it now, I want to correct a couple things. 

Title is not at fault, they settled December correctly.

Real estate is not the stock market and it's called buy & hold and not buy & sell for a reason.I did sell a few properties about 10 years ago when I learned the hard way that going into cheaper neighborhoods was not the right strategy for me, so that was basically a strategy correction and it was necessary, but also costly both in terms of dollars and time.

What is a good system to create around standardizing rent increases where applicable / best way to communicate it to the tenants? 

Specifically, the cost to have it corrected is now a known material fact.