It sits on their credit report for up to seven years. it's a warning to other landlords and prevents them from qualifying for a home loan, car loan, or credit card.I've had some tenants sit in collections for years, then pay everything they owe because it was stopping them from doing something.You should consider a new PM.

Ask them if any maintenance is needed and how much they are paying for rent. 

I'm thinking about selling in the next year and I have read that if I now live in the property for the last 2 of 5 years that I won't pay taxes on the first $250,000.

Definitely don't trust them to do what they say since they have a history proving that would be unwise.

Many people outsource this effort to call centers - because they would rather pay to have someone else do that dirty work.  

Pay off your debts.

2. should i try the line of credit and refinance and pay off before the 0%3. any other suggestions?

The house hack cash flow should more than pay all the costs and throw off profits.  

If you do not put in a 2nd HVAC system, pay attention to the return ducts.

Also, the cash flow of the paying notes will provide enough cushion to allow me to survive almost any crash.6 - Finally, I have about 10% of my portfolio allocated for investment in high(er) risk property investments - and while there’s no telling how I’ll do on this, in the past I have been able to purchase some volatile assets at very low prices and end up doing pretty well.