I'm entertaining contacting a local CPA with Real Estate investor focus to replace my current CPA.I fear that my current CPA doesn't know all of the tax benefits available to me as a Real estate investor.

An unresponsive listing agent falls into 2 categories for me:1) they already have a contract in hand or will have one soon. ( Good agents would always entertain a back up contract or at least keep a line of communication open with potential buyer in case current deal goes sour) 2) they're not organize (I.e they don't have a system in place to take emails/phone calls.

Low end tenants are as entertaining as they come, but you have to have experience and an understanding of what to expect.

I enjoy the entertainment of the dramatic situation of these shows, they provide great lessons of what not to do, and help beginning investors to avoid dangerous situations.  

Also, seeing that it is off market and has yet to be listed, I'm uncertain the seller would even entertain an offer in the $70k range right now.

But the parents can't take their eyes off their child for a second before he's running out doors towards staircases, getting into things, screaming, and jumping about.You know if you find this especially loud that your wonderful downstairs tenant will definitely feel the same.Income is good.

Cozy fun outdoor space. furnished with a twin mattress, futon and table.

From both a weather and life-style point of view (arts, music, theatre, food, outdoor activities...all better in Austin, IMHO). 

You might look at liquidating them and perhaps entertain the option of finding something in you current time zone; or maybe look into being a passive investor in a syndication.

Those individuals are more willing to entertain an offer and resolution for their problems.