Evict bad tenants, clean up property, make minor renovations/upgrades.

I think a lot of the problem is I want to upgrade it as if I lived there vs what makes sense on paper.  

The two options I can think of:Hire a PM to manage the current portfolio and get them as far out of the day-to-day as possible.Sell the portfolio and upgrade to a large complex, using a 1031, with full-time management.

I'm just completing work on adding a suite in the basement and a few other upgrades to force appreciation.

When they return the property to you they have to return it as it was so you don’t have a problem there but obviously if they upgraded a few things that is awesome for you.

They passed Tenant Relocation Fees of $4400-$6500 capping rent raise at 9.9% so if you have an old unit that's getting only $700 you will only be able to raise it $63 even if you had to do a $20,000 upgrade you are capped.

I am going to take a small amount, approximately $50K, for a few more upgrades to justify the higher rent levels, and take another $100K in equity to be used as a down patment to buy/lite rehab another higher end property - either a multi or a SF that I will sell on a rent-to-own basis.In your case, if it were me, I would take some of your equity and buy another property.  

I would coution you though that HELOCs usually have a variable interest rate and due to the change in tax laws you might not be able to write off the interest from the HELOC unless you used the funds to make repairs/upgrades to your primary residence.

.- Item 7a2 Termite to be removed from contract- Buyer is aware that the apartment above garage is not permitted- Seller paid Home Warranty not to exceed $500 (Our agent originally put in $685 for an upgraded policy since we saw the pool equipment leaking.

The city required the former landlord on one of my properties to upgrade all the electrical boxes when they installed underground cable.