It was lacking in several areas, & we sent it back to the lender's lawyers to improve it, but for some reason, they said "No."

It might be a 1031 to stay in real estate but defer the tax and improve your situation.Since you're considering both properties here's a little thought:  why not sell the rental and 1031 into a really nice investment property that you may want to live in one day. 

Especially on the west side of the metroplex surrounding Tarrant County. but regardless where you look you will need patience as there is very little inventory and way overpriced wholesale deals.

Barley cashed flow for year one but by the beginning of year 2 already had a 45k growth in appreciation and around $200 in rent increase due to SoCal's lack of inventory and it's a 7% CoC.

While days on market are remaining short, our inventory is slowly picking up.

That would be much better for her than selling it and improving her own life.

I kept borrowing from my portfolio, hoping that my bet would improve.

I found that the data from the source was so-so, and going through improving it was worth the effort, at least based on the amount of correction it required.

The calculation is the same as if you paid cash....selling price (less actual selling costs) minus purchase price (deducting some initial closing costs and non expenses capital improvements).

I think you are doing a great job @Sean EzeamamaI lowered the price to $1200 and days later locked down my second tenant. 2/3 units are rented, I'm about breakeven with one additional unit to rent.Thanks so much for the kind words, will keep striving to learn and improve.