When you start to really look into those who have lots of success, I think you'll find that they focus a lot on two things. 1. deals where their downside is capped and 2. areas where the economics are in their favor.

I've heard a few of the podcasts talking about wanting absolutely everything in the tenants name, some saying that even if their competitors do include some utilities, that their slightly lower advertised rent usually tips the scales in their favor, even though the tenant is often paying a little more per month overall.I'd personally want the tenant to know and take their responsibility in their living situation.

It will be interesting to see what comes on the back end of this but the fact is no one will be evicted anytime soon and I wouldn't be surprised if judgements rule in favor of tenants and essentially wipe the slate clean for them with no repercussions for missed payments. 

Here's my take/suggestions:You live in an excellent metro - PHX many things will work in your favor if you buy locally.Also, I rather invest in St.

., lenders view that favorably. 

The tax burden is often negligible since real estate is very tax favorable and comes with many applicable deductions. 

Which may produce a more favorable result than the DMSH...it's fact specific.Agree with Carl, it's probably best to work with your CPA, or get one if you have the economies of scale. 

In a normal world, and assuming you didn't buy in a state with wildly tenant favorable laws, you evict.

Hi Dominique,Yes, I'm struggling at the moment as well to find a HELOC that i feel has favorable terms.

Taxes aside, the family problems will never be resolved so do yourself a favor and enjoy the rest of your life without it and invest elsewhere.