The question becomes, in that situation, is there any accommodation that can be made so that you don't lose coverage.

I've been in a similar situation and found a few great options that integrate with QuickBooks Online:Stessa: Seamless integration with QuickBooks, real-time visibility, plus historical P&L, cash flow, and return on equity.

You can have a candid conversation with him to review your financial situation to determine Nathan Green's #2 point about getting your finances in order to be ready to purchase your next investment property regardless of your exit strategy.

I'll send you a video that explains better Hi can you send me the video on 1031 partial , am in that situation but would like to learn more about it. 

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Tutorials  emphasize the need to do due diligence on all the following:--check for taxes and liens against the property--find out which taxes and liens, if any, will remain attached to the property--make sure it is a buildable lot--to do above, you need to establish how the lot is classified for code purposes, and access the lot specifications, minimums the lot must meet for construction to be allowed--you further need to find out what its sewage situation is because 1) municipalities have different lot minimum specification for lots with public sewage and lots with septic; and 2) if the lot will require the construction of a septic tank, you need to take that into account in your decision.

where do I start.... new paint, multiple fixes throughout the house, updating kitchen/bathroom, landscaping landscaping landscaping.

I am in a similar situation and just beginning to break into real estate investing.

Clearly communicate these penalties to the tenant.Consider a Cure or Quit Notice:If the tenant continues to smoke despite warnings and penalties, you may need to escalate the situation.

It will depend on the situation, but if you are willing to drop under 75% it can be a game changer.