My HVAC is only heating to 55  since Oct 1)   Talk to an attorney or landlord tenant association about what regulations he is breaking and they can advise on how she can proceed.

I'd prefer not to take things to court/sue.

I understand Newark CAN be a hassle for newer small investors, due to renter friendly courts and low potential low quality tenants.

OK, I'm not a lawyer, so this is just for discussion purposes based on what I know and have experienced in the New Jersey courts: 1.

I have to proceed cautiously.

I’d be embarrassed to present this as a legal document in a court of law.Also, my apologies to Theresa for mistyping her name above

That means if you sell, your net proceeds could be less than taxes owed after depreciation recapture.

I am selling this property and using the proceeds to buy another investment property.

@Brian Kempler If the first agrees to a short sale, they’ll typically only allow the 2nd to get 5-10% of their UPB from the sales proceeds.  

It will allow you and the seller to mutually agree how to proceed but importantly let's you out and get your EM back without being forced to fork over the difference.Include a financing contingency.