Your tenant is nuts.

@Russell Brazil Would you mind expanding on your point?

It's pretty nuts all this advice is free!

So a few tips from some experienced investors would be greatly appreciated.Here’s the situation in a nut shell:Properties: (I would say Class B to B- in Gainesville, Fl.)1: $177 monthly cash flow, property value $20k - $30k, owned outright2: $240 monthly cash flow, property value $25k - $35k, owned outright3: -$119 monthly cash flow, property value $35k - $40k, $25k remaining loan (my 1st REI mistake)4: $210 monthly cash flow, property value $55k - $65k, owned outright5: $164 monthly cash flow, property value $20k - $30k, owned outright6: $242 monthly cash flow, property value $60k - $70k, owned outright7: $242 monthly cash flow, property value $60k - $70k, owned outright8: (3 units not a triplex, these are totals) $44 monthly cash flow, property value $150k - $180k, balloon payment due in 2017 for 25k & remaining equity loan on properties 6 & 7 $65kSome scenarios I’ve mapped out:#1- Sell ALL!

This deal may be a particularly tough nut, though, as the margins are paper-thin...it has 5 years of back taxes totaling about $7k and it's eligible for the county tax auction next month (of course just because it's eligible doesn't guarantee it'll be in it.)

@Russell Brazil, let me make sure i understand you suggestion. 

It's nuts to be in a position where you can "throw away" 130k of renovations because your market has changed so dramatically in 12 years!

Am I nuts?

We just bought a house out here 6 months ago and the market has gone nuts since (But then again, when hasn't it?).

@Russell Brazil Thanks for the mention.