They may change, but do you want to risk your hard earned money to give them chance.

.- After closing, you can do some of the work yourself to save money, but the program doesn't allow you to pay yourself.You will want to buy a Class B property, maybe Class C+, in an area that seems to be improving.

Pick one that is improving, homes being renovated and flipped, vacant storefronts being turned into cool coffee shops etc.Good luck.

And even fewer people seek to improve their ROI on BOTH the things they are not achieving and the things they are achieving.

I would use the income to slowly improve the house and once you get it to a good spot, HELOC out some money for a down payment on another place rinse and repeat. 

This would improve the property value and also allow you to lease out the 5th unit.

Basic staging with an agent usually means they give you insight into how you should:Declutter and depersonalize by removing photos and personal itemsArrange your furniture to improve the room’s flow and make it feel biggerAdd plants, move art, or re-arrange other accessoriesFull-service staging is another option if your house needs more hands-on attention.

So far mostly people are telling me I'm probably stuck until their lease is over. meanwhile I also need to pay down my debt and improve credit score. 

Landscaping upgrades, exterior painting, new siding, a new roof, and upgraded front doors and windows can dramatically increase ARV by improving the home's exterior appearance.5.

-the attorneys quoting you $3k are NOT eviction attorneys and are basically charging you as they learn.Move forward with the eviction unless the tenant improves their attitude.