I'm here to learn but also help so just as you said, (although I'm fresh) if there's anything I could do to help you then I'm willing to do so :)

I have been fortunate enough to help other landlords in similar situations to start fresh.

Freshly rehabbed 3 bed for $475 is in a rough area period.

That and fresh paint helps me raise rents every time.

Remember, this is a very low income area so "nice apartments" is just a fresh looking unit.

What's best for you financially is to short sale the house and save all payments you aren't making to get a fresh start.  

Our gift keeps your name fresh by having branded shipments of air filters delivered to your clients quarterly for one year.

I had to evict almost everyone and start fresh, and I did it one tenant at a time. 

The tenant complained that the fresh food part of the fridge stopped working all of a sudden.The light still comes on in the fridge and the freezer still works.The freezer back wall is covered in ice.

I personally haven't run into that on the site (I mean the whole 3 weeks I've been here lol-I'm fresh on the scene), but I'd assume that in many things it's the majority's goal to use OPM.