Most investors sell off 'headache' properties to acquire properties that require less maintenance.That is assuming that you net worth and cash-flow sustain your life-style.Some people also like to go from SFH to multi's as it may require less admin work.

I would sell that property as soon as its stabilized.. the low end duplex in INDY are for the most part all in the HOOD and are not sustainable over time..

I have actually done well enough to sustain 2 listings, though I have to now sell my 2nd one because of HOA restrictions.

All of those items seem resonable, with the exception of the mailbox, but even that might be reasonable depending on how bad it is.If you paid $1200 to a management company to make the property move in ready; they did not do their job.

She is current on her payments but doesn't know how much longer she can sustain.

The forces that create and sustain a bubble are not in place.  

And this same theme resonates through all of your threads.

After I moved out of the house the extra room was rented within two weeks and the additional CF creates a sustainable income generating property.

There really are some great trainers in the industry and I hope that you find someone that you can resonate with who is honest, trustworthy and helps you find your way. 

That advice totally resonates with me as I find foreclosure deals to be rather confusing and equally intimidating to a certain degree.