I'm not sure what we're going to do about pulling equity out now that the economy is in the situation that it's in, so I thought I would post an update anyway.When the tenant went to move in, the property manager found that the (brand new) A/C condenser had been stolen.

However there were so many listed I’m wondering how best to condense these options and choose one.

I would check your gutters ASAP and then the furnace condensate pump.  

I would think about 10k to 12k should be a reasonable price to do all the duct work, condenser, air handler.

Condensation coming through the soffit collects heavily around the point of freezing and will thaw during the middle of the day and is starting to drip through my ceilings and vent fans.

You can see the condensation coming from the ceiling.

You may want to have your AC/Heat system checked to make sure you don't have condensation forming on the inside of the windows.   

Here are my condensed thoughts on getting into this space: 1.

@Mitchell Litam if it's an exterior wall like I gather it is, it looks to me like condensation?

When a property built in 1988 has the original air condition condenser, it is a safe assumption that the cap ex will be cashed in sooner rather than later.