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.

@Steve Morrishttps://www.ipx1031.com/ipx1031-president-meets-chairman-brady-save-1031-exchanges/https://irei.com/publications/article/1031-exchange-survives-tax-reform-roller-coaster-year-ends-tax-code-changes-favorable-real-estate-investors/http://1031-exchange-news.com/2017/11/Kevin Brady wanted to eliminate the full 1031 exchange with Trump's support. 

Your ratio of expenses to $ invested is much more favorable on a larger property vs multiple smaller properties.