Get better cash flow or just move back into it.People are almost always sorry that they took equity out of a nice nest egg.And if the property is in CA, you've locked in your tax base to the purchase price with only around max 2% increase per year, which is really sweet. 

There will be some sweet equity involved for you but you'll learn a lot.If it were me I'd do the following 1.

My sweet spot is from $80-$130k depending on which neighborhood, if they ask for much more than that I don't ever give them a price that I would pay.

For the past month or so I've just been searching, but this morning I came across a sweet deal and I finally submitted my first offer!

I would not be happy with you if I lived nextdoor to a sweet single mom and this guy moved in.

You should get a pretty sweet response from doing that.

And to the mentor they have a big group of bird dogs that actually PAY them to bring them deals.. sweet deal if you can pull it off. 

She has an autistic son, works full time, pays in advance for 6 months, looks out for us, gets our packages when we’re out of town, puts up with Airbnb guests, bakes us cookies, and is always sweet and friendly.

In your case, if it's a huge mess, you could always keep part of the deposit, but it might be worth it to just give it to him and have it over with - as long as there isn't serious damage.And take a short and sweet written note for him to sign that all matters are settled and it's a receipt of his deposit, which is given to him as a settlement to avoid eviction.You don't have to justify your needs vs this tenant's needs.  

Most kids are responsible people because their parents have high hopes and standards for them after all the expensive school fees.Look for students with good grades and you'll find the sweet spot: rich AND responsible kids.