:) I am looking for mainly long term investments where I can have a property manager manage the property and have supplement income.

Right now, you're much better off with a long term conventional loan versus hard money because if the economy tanks in the next 12-18 months, you don't want to be stuck with a high interest hard money loan (possibly with a cliff that you're required to pay soon), but no banks willing to refinance the deal for you.One option is to ask banks if they'll do a supplemental loan after you increase the NOI.  

@Ellie PerlmanThanks for great post and the detailed nature of your process.

Mother nature always wins.

B) sell it to get liquid cash around a minimum of $39k to help supplement our loss of income for the rest of the yearC) cash out refinance and continue to rentD) a better option that I haven’t thought ofWe are having a bit of trouble trying to decide what’s best for us.

Wanna- be buyers of this nature have definitely went through more than one agent.

It will not alter the look or anything of that nature.

@Ruth GalganoNormally if tenant died of natural causes no need to disclose to future renters or buyers.

. $1250 tenant pays utilitiesThere are 5 boilers for natural gas heat.

A lot depends on the "nature" of that partnership.