Will I make regular income or passive income?

Get them all cleaned up and list with an agent and see what happens and look out for other opportunities to invest. 1031 has up front cost and seems hard to coordinate unless you have something in mind that is going to be there months from now.

I am looking for full service management with boots on the ground to do the cleaning, gardening & keeping supplies, in addition to managing the online marketing/listings.

The tenants are now gone and we pulled up all the carpet, had the vents cleaned, used an ozone generator and we still have an odor coming from the cold air vents. 

I still got the appraisal I needed when all was said and done, without doing anything to the outside other than removing the dumpster and cleaning up a little.

Much stress.Other than cleaning, we didn't do much to the property, except paint the interior and replaced electrical fixtures, which we mostly did ourselves (I'm not an electrician but youtube is awesome!). 

Water/sewer service in my area can be liened by the jurisdiction for non-payment, so I still pay that myself, but take the past 12 months' average, knock off a small bit and add it into their lease on top of regular rent. 

The regular FHA loan program has stringent condition requirements and they do detailed inspections. 

I am a regular BP visitor and think the site and the vast majority of its members add enormous value.

However, fast forward 9 months after non payments, and us filing Motions to Dismiss and Relief, we finally received a prorated lump sum towards their arrearages along with their past regular mortgage post petition P&I, as they miraculously came up with a huge payment to save them from being dismissed.