I didn't have my contractors in line but I figured I would call them once I got to that stage.

@Derek G. and @Greg Scott, to add my two cents' worth, I've been sued before but my insurance handled everything and there was no excess liability.

With assets in excess of $3.5M, they were hesitant to give me a $105k cash-out refi loan on a $145k rental house.  

Do you think we're in the late stages of the cycle in your market when you can start whole-tailing due to lack of contractors and HOT seller's market?

Dan Heuschele - fair point on the Capex, albeit $11k per year seems a bit excessive.

Trust is 8 years old so seasoned, holder of several mortgages and owner of a property valued in excess of $300K.

The engineer's reports say they are doing: - Epoxy injections- Sump Pump RepairThe engineer's report says moisture in soil causing the excessive lateral movement.

Working with a JV or partnership is also mostly just words to me at this very early stage. 

From reading posts on BP, I'm getting the impression that commercial real estate, specifically retail and office space are in the recovery stage.  

Depending on subdivision size it might take 2 to 3 years to sell out completely from stage 0 ( selling the first dirt lots) to stage 4 ( selling the last few remaining homes in the development ).When you have success save it all and invest to create passive income.