Figure our your goals first, keep it simple - Do you want to house-hack or invest out of state if the market you live in is too pricey?

If it keeps my vacancy numbers down, then the money I am putting aside for vacancy can go to the extra cost a professional might charge to fix the tenants mistakes.Just for reference, my tenants are staying on average about 5 years and I still save for vacancy between 2-4 weeks per year.

Keep saving as much as you can.

Something else to keep in mind is your entity structure and how your entities file tax returns.

Keep crushing it. 

So in the mean time, I been keeping busy with working on my own properties and a few small landscape and PM accounts. 

Should I sell or keep it as rental?

If he were employed by a company, you might be able to get wage garnishment, but that will be harder if he is an independent contractor.3) If you have a judgement, yes, but keep in mind the collection agencies usually keep 50% of collections.

If I can be proven wrong I would LOVE that, becuase it means that there are a crap ton of creative ways of helping people with 2-3% mortgages achieve all sorts of things while keeping their loan that they don't think they can...

I personally use Avail for PM & Stessa for accounting/book keeping.