This will allow you to take on bigger deals with your cash on hand.LTC is a ratio with the potential to limit your loan amount.

I have a potential partner who is a long-time friend.

If you can rent it for $2,000/month, after fees, taxes, and potential maintenance costs, you’d still make a decent passive income.

What drew me to Detroit initially was the potential for strong cash flow, but I’ve also seen appreciation in several of my properties as the city continues to improve.

I'm assuming you would need an LLC for each property but potentially you could make one that would encompass all your properties. 

I just don;t have the energy to pursue litigation.

She has stayed in my property for free for four months, and if she keeps appealing everytime when she's given a 7 days moving out order, she could potentially never pay rent or move out.

Your answer needs to make sense, and be true.Also refi'ing your current primary into an investment loan also has the potential to be fraudulent if your family still occupies it as their primary. 

Of course when doing the 1031 exchange your basis will carry forward into your replacement property.Where you have a potential issue is establishing your intent to hold those properties but immediately selling one or more them as soon as you have them ready. 

The IRS disaster assistance page and hotline are key resources for those seeking guidance.One significant benefit for those who have experienced property damage is the potential to claim a casualty loss deduction.