However, it feels like I'm putting all my eggs in one basket, leaving me with $0 on my savings account and an uncomfortable situation if something were to happen (health, fix something in the property, you name it).

We swallowed our pride and offered them May's rent back and they leave withing 7 days as long as they sign a mutual general release. 

However, if you are a now realtor knocks on a door or leave a flyer with no hand bill permit or local solicitation permit you may be fined by that city in most towns or cities.

They leave room to add paid-up additions later.

I assumed all buildings in MA were smoke free.I called the prior management/HOA and they essentially told me I have no recourse even though it lead to my tenants leaving my rental.Any advice on action I can move forward with would be appreciated.

Hoping they could help me answer a few questions concerning a potential deal.Feel free to message me directly or leave a comment below. 

When the first one doesn't work, look for the one who actually will call you back after you leave a message.

Getting a second mortgage for $62,500 and leaving the existing $50K loan in place is possible, but not easy to find lenders that do that.Sorry, but requests for lenders can only be posting in the Marketplace.

I think the podcast tries to be pretty clear about that; educate yourself, but be prepared to actually take action instead of using needing to educate yourself more as an excuse to never do anything.Given that you already work 55+ hours a week and it doesn't sound like you are looking to leave your job right away, I would focus your REI activity towards creating a business rather than creating a second job for yourself. 

Leaving approx $800 which I would throw toward the principal.