Biggest question you haven't addressed - once you sell, how will you replace your rental given your bad credit?

I have a rental in Az where the carpet needs replacing. 

It was not an elective repair it was a gas leak that turned into having to replace the entire gas line.

I was told by a tenant that they believe the sewer lines need to be completely replaced.

The roof was replaced in December 2020 and that is when we first saw damage of a soffit hanging down.

Either way, in this rental market, replacing the tenant should be a breeze.

A rugged renovation (move walls, replace wiring, holes in roof) will likely require hard money or a renovation mortgage, while a light renovation (paint, replace flooring) won't require more than a regular investor mortgage.  

I usually budget conservatively for a 3 year replacement.

It required all tube and knob electrical to be replaced.

  :) and still could not get it to work for rental purposes.One of the main draws to the mid west is there are still literally millions of homes / or maybe 100s of thousands that you can buy and rent that the cost today are far less than replacement value.. pert near any rental under 125k in the mid west is below replacement costs these days ..