Protect your asset. start the forecloser process.

That could be a good compromise between holding and selling; you don't have the high closing cost of a re-fi, you can take the cash out if you need to to jump into a new great investment, but put it back when you don't need it.And of course, how would you rather spend your time?

I work a full-time job, but I would love to spend my weekends helping someone out with their properties.

At this scale, there's probably a good chance that there are various consumer protection laws that are designed to protect you as the owner.

@Nathan Story welcome to BP.One of my big beliefs is that you need to know 1 how to evaluate deals and 2 know your specific market. lots of new investors spend time learning the "Strategies" while that is fun and exciting what gives you the confidence to move forward is truly understanding how to evaluate deals and knowing what they are worth in your marketplace. 

You may also want to take a look at the training, seminars, guru forum before you spend any money on anyone or anything you find in person or online. 

Would it make sense to take our 25% downpayment and purchase 2 homes in another state rather than spend all of our equity on one home around the Boston area just because it is close?

Is it worth spending even $1.00 PSF if your PM can avoid this by working hard for you to get a renewal? 

I get it, minimal spend for maximum appraisal.Should I be working with my own appraiser to target exactly what we should do to increase the value.

In Texas,  only IRS, Child support, mechanics liens(only if it had to do with that property) and a few other would attach due to our homestead protections