I know it's typically not great.I realize this is a wide open question, but I enjoy people's opinions on this board - any thoughts on paying down the balance of the rental to keep it cashflowing versus just buying a 3rd property?

I am interested in flipping and buy and hold at this point, but I am open to a balanced investing strategy. 

I feel you could have charged slightly higher rents then what you estimated, if you upgraded properly.

You can even share with them moving forward if they would like to market any properties under your portfolio you would like to be contacted first just to make sure there is an understanding and agreement on both sides.Then you can close with I contacted you directly because I wanted to be fair and upfront with you but if this continues you will give me no choice but to have to contact the proper people to cease this action.

.#1 I'm at a $200k property value with a $160k balance#2 I'm at a $200k property value with a $60k balance on 1st note and $80k balance on HELOC. 

Honestly, bit the bullet, help your property and your tenant and put in a proper A/C unit. 

Some sellers frown against giving up the deed until paid in full but you could set it up as a delayed settlement (You get deed when you pay off loan balance).

You did get good advice on NOT doing the work yourself (if not authorized) or not having a properly authorized deleader do the work. 

Need proper insurance in all aspects that's for sure. 

My duplex that was just appraised at $500k and my 1st mortgage balance is $286k with a 30 year fixed rate at 3.7%.