It sounds like Cityfheps is a New York program.

It's a legal matter and may just be a letter from your attorney to the effect that they do not comply with the terms of the original contract, it will be placed before a judge to decide.

It sounds sick but it happens all the time, and it often happens when good people see something and choose to do nothing. 

If you don't have experience, I would still recommend you learn either now by DIY or use an agent plus learn how to do it.It sounds like you already know what the problem is.

But I'm open to cost effective investment solution(s) enabling the summer/winter scenario. 

It sounds like you've looked at a few and most likely have a process for doing so by now.

Sounds like you are off to a great start!

If you are starting off and want to house hack or have more favorable rates by living in the home first, then I think investing where you live is must but it doesn't sound like that's what you're doing.For Vegas, for me to be cash flow positive, I had to put down 30% and another $18k in renovations.

It sounds like you worked hard to get completely out of debt and taking on new debt is bothering you which is why I am giving you a middle ground option of keeping the debt amount lower to minimize your risk.

I'm wondering if that's because it's managed in house, or if there is some new trick to making PPC more effective.