@Dave AllenWhy are you keeping it ?  

Dropping the price further would result in  more loss of at least $50,000 due to agent fees.Questions:Given my current situation, would you recommend selling the property, including offering seller financing, or keeping it as a long-term rental for a few years and then considering selling?

Or should I just keep at it calling from the list I have. 

I would think as long as I prime and paint over it, it would keep the moisture out.

You are both doing things right, keeping jobs, upgrading them and making more money while nurturing solid investments.HELOCs are fine, but start by just taking a small amount off of one so you don't downgrade your cashflow to much, and use it to do your same thing again.

Some keep your current split on active contracts and some may come up with a new split favorable to them.Best to work it out with the current broker. 

I know that can be a trap for many now, because, to put the shame of their impoverished pasts behind them, they take on oversized mortgages and car payments and loads of lifestyle expenses that keep them living paycheck to paycheck forever.What have you had to unlearn along the way to achieving your own goals?

You need to weigh out the costs, benefits, and drawbacks of the different scenarios such as keeping in your name, putting in LLC, forming a trust, etc.I would also suggest reviewing your leases, etc. with the CPA and Attorney (might have to be a different attorney that specializes in Real Estate).  

Keep saving as much as you can.

However, with our current low interest rate and rental rates for our neighborhood we could also cash flow appropriately $1000 per month, keep it and allow for further appreciation over the next three years until we would need to sell to capture section 121 tax exclusion.