While I am sad to part with my single family homes and how I cut my teeth in real estate, tomorrow will be a key inflection point and beginning of a new set of challenges. 

Might not be worth it.It doesn't sounds like making the financial investment for upgrades whether you choose to sell or rent also makes sense.I'd cut and bail, take your money and do something a little better with it.

I could sell my house to get the funds but the value on my house continues to grow (located in the up and coming Avondale hotspot) so I would hate to cut off that asset at this time.

But @Annette Hibbler, you are correct, most SFR realtors are not proactive and simply get a listing and wait for the calls to view the property.

I am trying to cut down on my expenses though by making small changes like eating at home instead of going out, skipping some trips w/ friends, etc.

If it was a flat surface we would simply install quarter round with clear caulking to act as the moisture barrier and keeping the flooring down.

They simply do not vary that much that range. 

I do this all the time for investors trying to save money by using their own purchase agreements for off market transactions, and it saves a lot of money because the attorney will simply review it and recommend any changes for a very small fee.Truth be told, I've noticed that escrow companies prefer the standard CAR form that Realtors use, and I've had troubles with escrow companies trying to interpret custom purchase agreements in the past. 

A partner might want a cut of the deal or they might be ok with you paying them a % of interest on the loan they give you. 

Those costs can cut into your returns.