I regularly stream video with 10Mbps with no problems.Don't think it's going to help you get any more rent out of your house right now is it's new and relatively unknown. 

In essence, I don't want to put money into something that has a ton of emotion tied to it and there is no way to get that money out for an unknown amount of time, likely measured in decades.Do reverse mortgages make sense?

As an out-of-state investors, I got hit by one of the unknown unknowns.

And the unknown of the HOA fees and special assessments.

No skin off my nose.As I've said before, if you need $50 a month extra, you have much bigger problems.And why would you risk a new unknown tenant if you have a known quantity in the property.

Filed Unlawful Detainer on all and 'Unknown Persons'. 

If it's a wash, or an unknown gamble, then you are wasting your time to do any more to the property.It's a tough decision only you can answer but right now it's costing you more money to hold. 

I know it will cost money to bring the property up to par with market value, the big unknown is how much?

For an unknown reason my dog decided to try and rape the guy.

HOAs are an unknown cost, as you have learned.