Shoot me a PM so we can talk about a bigger picture action plan.

They will pay all PITI and repairs while there.

Not interested in 1031 as I want to use this money to pay off debt and spend more time with family.

My current primary ( scenario 1) Keep the primary for the life of the loan ( current rate is 4.5 so i dont see my self refinancing anytime soon)current home value 1,150,000Loan amount 935,000appreciation estimate 5% per year after a 28 year hold and the house is paid off I would have a house worth 4,312,000$my current mortgage is 6125$ ( piti) included My second option( scenario 2) Sell the house, walk away with $150 ,000 ish in hand and put that into a low cost index fund Rent a house elsewhere for about 3000$ ish and take the extra 3000$ im saving everymonths from not having to pay my mortgage and puting that money in the index fund as well I ran the numbers on both of these scenarios and doing what I mentioned above would break even at about 28 years meaning my stock account would be worth 4.3 million just like my house would , but the only is that holding a house for 28 year would mean 28 years of property taxes, loan interest ,home insurance and repairs etc whick I calculated to be about 1,200,000$ at minimum which raised my eyebrows to say the least Also i understand that each of these options ( stock market vs real estate ) will have there tax consequences ( long term capital gains) so any thoughts on that would be appreciated as well.  

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

Please advise I (the landlord) should pay for labor and material to cover the area with rocks, or Tenant is responilbe to clean up the area and pay for the labor and material. 2.

You are building a plan on paper and paper can burn or blow away.

Separately I have a non paying tenant I am evicting which will cost me c10 months rent but that is another story and buyer beware in dealing with NYC tenancy and housing laws - advice is hire a lawyer from day one of nonpayment.Two questions for the forum:1.

All of us who have done this long enough have had our 'plans' go awry on different investments from time to time. 

I took a leap of faith, invested in a run-down apartment complex, and with hard work and strategic planning, I transformed it into a profitable venture.