Now, using that spreadsheet, the number came back that from the two loans alone the whole monthly income would disappear!

For what it is worth as an investor I understand all about the pain of a tenant leaving and lost cashflow and frustration with what is going on.

Your advantage in the finance structure disappears if you sell it. 

-repair estimates are tougher, if you get to know some people who rehab or some contractors, they might be able to help. the other way is just jump in and make some mistakes, you'd be surprised at how fast you learn when it's your money on the line. though it's a lot less painful to learn form someone else's mistakes. 

It is so painfully simple. 

It can be a nightmare but anecdotal stories about Atlanta  and California sound worse or just as bad.Thanks @Ned Carey and @Robert GuilfoyleThe reality is this house has been a pain to onboard and I had two evictions from inherited tenants. 

The rule of the land is, you keep your critters on your property or they disappear.

Just keep in mind, if you don't sell in the next 12-18 months that exclusion will disappear.

Nothing, but pain awaits you there.2) The other red flag is that the owner wants to do all-cash.

So I bought a list off the web and sent out a mailer. Decided you know what I am going to go knock on some of these doors and get directly to the source. Turns out I might not have chosen the best list, I thought it w...