I had good faith the tenant would transfer the utilities in a timely fashion but I had to learn this the hard way.

Not sure about rules or regulations, this is just good ol fashioned mediating a crappy situation.

I’d say while you’re educating yourself ride/bike/walk your neighborhood and start looking for houses you could flip.

Consider doing gig economy things (ride-share or upwork/fiverr) to make ends meet.

Hey guys, I have a fourplex I own in Dime Box Texas (yes, this name is correct, about 1 hr east of Austin TX). I like the property, it is built solid, and the numbers are good. The tenants are also good, no major issu...

This includes a good old fashioned direct mail campaign.

Again, i'm gonna speak to a RE attrny and figure out what the best way to structure this thing so that i don't get taken for a ride and neither does he. if anybody can shed more light, it'd be greatly appreciated

I would be slow to get ride of a valuable property in Denver and really examine your options to reach your goals in other ways.

They pay me with Venmo, PayPal, zelle, chime and good ole fashion cash.

You go switch to reserve status or you could go IRR and ride that out a few more years, establish a investor career and then once you got stable income and insurance from a W2 job then opt out at that time.