You need to have reserves in either cash or credit regardless of the situation. 20k can go away in a blink.

One rental(two units) just finishing renovations and spent 15-20k of my own money so saving will be easier soon instead of loading my credit card then paying it all off every month.

You would want to look for an owner that has a loan through a bank or credit union or one that has no mortgage. 

It sounds like you're trying to do right by your other tenants while also being fair to this one, but it’s clear the situation can’t continue.First, it’s great that you’ve already put quiet hours in place and handed out notices—smart move!

For example, if I do S/P top stocks, I could get around 11%. but if I did real estate and I have a 800 credit score - could I do real estate and make it work harder doing turn key Multifamily. 

@Hank Bank BRRRR is probably want you want to do.Buy, Renovate, Rent, Refi, Repeat.Before you go all in and either find out you don't like being a landlord or you make costly mistakes, start with just the next one.You'll have some challenges with tapping the equity in the townhouse:1) What loan amount can you qualify with your credit & income?

But we dont go down the chain to see if the roofer is paying his shingles bill though /  Having Subs you can trust is paramount in this business.. cheap is not always what you waant you want subs that are making money and pay their bills and have credit..

Quote from @Edreco Amosco Amosco Amos: Hello BP community,I am fairly new to real estate.

Price fair, don't get greedy, play the long game.

Most banks won't want to come in with a line of credit that is second lien on the property.