I would suggest that you look into those as they all have members in each category that you are looking for.  

In my eyes they are expensive, old, outdated, not energy efficient and have numerous other issues. 

I've had this happen numerous times.

An empty unit costs money, so if every tick is against you in the aforementioned categories, I might want to hang onto what I've got. 4 months ago?

I think you should break down expenses into fifferent categories to get a real analysis of whats really going on. 

This is a question that’s been asked numerous times on this platform.The last time I encountered a similar thread, I copied the list of books recommended and I wish I had also copied the names of the responders.

They have numerous avenues to help determine value.

The more niche specific the smaller the list, the smaller the response rate but higher the close rate once and seller motivation.There are numerous marketing forms ie. driving for dollars, direct mail, text messaging, cold calling, and door knocking to name a few these marketing strategies are dependinging upon what best fits your budget and market demands.If you need more info let me know. 

Highlights (lowlights) of these changes Include: Applies all TPO provisions to new construction (removes existing exemption including ADU's) Prohibits conversion of parking to ADU's (Illegal for the City to regulate under State Law, see attached legal opinion letters from CA for Homeownership and Bridge Realtors) Creates numerous new causes of action for tenants to initiate civil lawsuits Allows tenants to add roommates unilaterally even if prohibited in a lease.

Miki,I've never done a HELOC on an investment property but I've completed numerous successful cash-out refinances, so I second @John Warren - refinance.