I’m using iOS app to access BP forums and see a couple of issues.

Most have some kind of public access computer once inside.

Without direct access to MLS I would use Redfin. 

You cannot exchange for improvements on land you already own. 

We want to do this to get access to more conventional loans and for asset protection reasons in the future (I don't want to make two separate LLCs for the two properties I own in the state.) 

he is now at a point where he is not allowing access to the property to get the repair done and sending me threating email that he will not pay the rent because the repairs are not done.

Nick, if you are able to net $40k tax free, I think the question becomes would you be able to do something with that money that would improve your financial state faster than simply continuing to own your home? 

If it worked out, I could rinse/repeat.For the crowd that wants to warn me about the difficulty of being my own general contractor/doing some of the home improvement projects, duly noted.

Most of the time even in landlord friendly states such as Texas the will consider it a civil matter and you would be forced to file an evictionHow did they get the combo to obtain access ?

I have access to 5k (in an IRA) and no other cash.