My advice is not to waste your money on testing clean with bleach water and buy a mildew mold suppressant from hardware store it's a chemical you put in a pump up sprayer keeps mold from coming back if on a painted surface get a fungicide paint additive and repaint area.

The property itself pays off itself after mortgage, taxes, insurance, sewer, and water - and leaves some to reinvest.

It sustained water damage from a broken pipe in the kitchen last winter.

I only consider fire and water flood an emergency(a snake once too), most items can wait until I call the owner and get an approval anytime there is a repair.

Upgrade to water saving fixtures? 

Perhaps I could buy just a single property within the next year with a cash down payment first just to test the waters, and if the experience agrees with me, I could pursue more with the 1031.

Therefore, if they have a water bill outstanding (not paid yet) their rent money will be applied to the Water Bill, which will make their rent payment short, which will cause a Notice to Quit for non payment of rent to be sent.  

I'm going to try and talk reason to the tenants and get them to move out peacefully.During their occupation of my property, there was severe water damage to the upstairs kitchen and downstairs bedroom.

Maintenance is cleaning the self contained air filters every so often.

Minor repairs definitely do bite into the bottom line but it is a slightly positive cash flow.I just am tired of treading water - I am not building equity, I am still underwater when I look at comps in the area (I think the place is conservatively worth 350K).I am not real-estate saavy enough to know what my options are.(1) I dont think I can refi cause my LTV is horrible.(2) I cant sell without paying out of pocket(3) I cant short saleAny ideas for an exit strategy?