In my view paying down or completely paying off a few of the better performing properties in this portfolio may be the least stressful option and would increase cashflow.Another thing I'm curious about is this "ghost cashflow" or "artificial cashflow" as you put it.

. - Does the rent price include utilities, lawn care, etc? 

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

In regards to the potential property #s, one expense I don't see is lawn care/maintenance.

Another 5-7% go toward other holding costs (financing, utilities, taxes, insurance, lawn/snow, etc.). 

All the reasons you listed about maintenance & lawn care are are great, & precisely why we moved into a Condo unit. 

You need to account for: Lawn care ($25-ish x 20-ish mows per season)Snow removal ($25-ish per plow x 20-ish plows per season)Water/Sewer: ~$240 per quarterHeating oil: Stated oil consumption in the listing is 730 gals annually - I'd confirm this with the fuel vendor if you can.

Subtract from that $500 your expenses on a property and you will have negative cash flow from the property itself = liability.One could give a value of zero to your cash to artificially increase the cash flow from the property but what investor would place zero value on their cash.

Are there any flippers or landlords in the Salt Lake county in need of trash out, move in, move out , lawn care?

He'll only drive over the lawn once.