Unload this property now via sale or 1031 exchange and look for a new investment2.

The down paid was  5% at $20,000 via doctor loan.

I haven't done a short sale in close to 15 years, and now I've got 3 potentials sitting in my lap, and I'm not even sure if the process is still the same as the last time I tried this. 

I’m around here on bp and available to chat via phone too most of the time.

Feel free to reach out via PM.

Don't know about the consulting vs real estate, but we do it via a quitclaim deed because we don't yet have enough properties for commercial lenders to work with us if the property was fully in the LLC's name. 

Later on, you can start playing with off-market deal generation via wholesalers or actually contacting homeowners directly. 

The proper chain of events would have been:Tenant hangs clothes>clothes fall down>tenant notifies you via your trouble ticket system (formal, text, whatever) that shelving fell down > you fix or arrange for someone to fix shelving and thank tenant for letting you know. 

Good properties rarely fall into your lap. 

@Vimal Vachhani we use Propertyware and it offers a lot of automation if you push its boundaries.