I would love to touch base and hear your process, management companies you recommend (if any), how do you find your renters (through a service or on your own?).

This investment is giving you TERRIBLE returns.If working remotely, could you sell your home and move to another state? 

Well not all bad I’ve learned a lot I bought a 2 unit that needed work but it’s taking too long and costing too much.unit 1 is ready but the exterior needs work as well as the second unit. should I sell take a 35% loss and move onContinue saving/investing in repairs repair Just enough to get a HEL Nothing focus on my other business that is making good profit How can I speed/turn this deal around?

You are highly unlikely to curb the tenant's behavior because:1) It seems they've been doing what they want for a while and now feel entitled2) Your post shows you don't have the assertiveness necessary to deal with this situationSo, recommend you either hire an attorney to start the eviction process or handle a PMC.

Tell them $150 or you are willing to release them from their lease and let them move out.

When interest rates move down there will be an influx of buyers and the prices will go up.

She will be the owner-occupier for the first year until moving out to rent that unit.

If people are getting free electricity and water, they tend to be a little less frugal :) .Then check on insurance costs for a MFH and add that to your projections.Finally, talk to your contractors and see what requires permits, what their experience has been in getting them to pass inspections, the timeline and the cost.Factor all of these into the decision to move forward or leave as is - maybe advertise it as a 4/1 with a home office with outside access and get more rent that way.One last point - I hope that the addition you mentioned was done with permits and is reflected on the tax rolls because if not, you may open a can of worms you wish you had not.

I'll be making a move up to the twin cities in the next year or two, and was looking to network with some wholesalers up that way.

Also it would likely need a registered agent in state to properly handle a court process.