And may you continue to be blessed too!!! 

Continue to refinance, is the most important answer to my question.

Now I’ve enjoyed my time off and being with my daughter and want to continue doing that.

Does anyone have a document or notice that they have used before about reminding the tenant the end of the lease and stating that landlord/homeowner does not wish to continue or extend with a new lease?

I have learned a lot and want to continue to learn and help others as much as this resource and community has helped me.

I would also continue to escalate the issue with the 2nd. 

In general, if you are looking for build, then you will need to either build slowly with 20% down and continue to reinvest your extra cash flow or find other ways to purchase properties. $115k is a great start, but it will be eaten up quickly in 4-5 SFHs between down payment, repairs, closing, and entity creation.

I've been maxing out my 401k for about 2 years now (and will continue until I leave).

I want to continue down this path even more so now that I've moved back to LA from Denver, Colorado and keep making friends of the REI space.

That is negative $100 cash flow.To continue to hold, I could refinance to lower mortgage to about $1000, increase rent to $1600, cancel pool service and cash flow about $360.Or terminate lease for a struggling single mom and take the cash to turn into a larger investment.