And yet, they still have to hassle me about things like equity positions, seasoning, and all the other rigor marole.

So I find that when I evaluate properties according to the BiggerPockets method, including CapEx monthly, including 5% of gross rents for repairs and maintanence, including 10% for property managers, etc, NO property passes any test.  1% rule, 50% rule, or even being positive cash flow.  

If I was in your position, I'd look to rent the Oakley house..... shouldn't be difficult to get young professionals, or grad students from Xavier.

As you start adding rentals to your portfolio, you want to make sure each property is contributing to positive cash flow if you want to scale up.

Any investment property that can not produce positive cash flow with a hypothetical 100% financing will never produce true positive cash flow.

I’m curious as to what other landlords position is on mailboxes and mailbox posts when they are damaged from cars hitting them, very possibly not the tenants fault as it is often a car driving by that hits it or backs into it.

With the limited info that you provided, I personally would keep it in my portfolio as long as the unit is cash flow positive and the outlook for the location and overall rental market is positive.  

Without going into a long winded answer, it sounds like your main concern is that the balance was increased by 25,000 which put your in a less equitable position.

What's a smart approach to using debt in a positive way and not negative.

Some other investors may sit on their under-performing rentals for years without taking action...You're in the enviable position to have considerable equity build up to work with elsewhere, and there are many opportunities in Phoenix to do that.