You would never do that in a cold climate because you are stuck scraping ice off windows, brushing snow and may even have trouble starting the engine if it is too cold outside.

Personally I find profits in the arbitrage model to be too thin (along with other risk factors that deter me from it), so I think you might have trouble finding a partner on something like that. 

Now i am ready for my next property but want to keep this one as a rental, however i am having trouble determining total cash investment(to then calculate cash on cash return on investment), if technically ive been paid back that initial investment (and even had more than total cash investment).

I may even pay her more if the sale produces any profit, but that depends on who paid the mortage, utilities, and maintenance along the way.Be prepared for her to push back or stay longer.

I'm having a lot of trouble with ARV right now.

Compared to Tellus, it’s a nightmare to learn and many of my tenants have trouble with it.  

I'm having trouble understanding.

Most new LOs burn out and quit within a year or two, half stress out and can't hack it, the other half don't produce an can't hack it for that reason. 

This is nice, but more than nice is the reality that capitalized at 5 cap this $60,000 represents a value of $1.2MSo, the question is less about whether or not $60,000 of annualized revenue is worth the headaches and more whether $1.2M of valuation is worth the trouble...Finally, there is actually more to this in two ways.

I am vacillating between selling the house or somehow making it into an income producing property.