VA won't touch it.

Get in touch with them, talk about the market, specific properties, and neighborhoods.

If they default on the bank, the bank cant touch it.

The lender has ordered the appraisal and I have some questions...1) If I didn't touch a thing in the house I could still qualify for the refinance being lower than 80% LTV.

I am fortunate that I own another business that takes care of my personal income so I don't have to touch the RE biz.

Paperwork has to be done so that you never touch the funds.

If the tenant has been there years I may look at some cosmetic touches if all else has been grand.

Automating drip campaigns (new lead welcome emails, 8 touch campaigns, sphere campaigns, agent referral campaigns, etc.).For a basic CRM, you want to be able to at least leave comments to track activity with each lead.

Here are the details:Duplex purchased in August, 2015 for $155,000ishLived in one side of the duplex until September 2016Both sides rented for $1,200/mo ($600/each) when I first bought itBoth sides now rent for $1,800/mo ($1,000 for renovated side/$800 for other)Cash flows well for me (about $8,000/yr) and I have a very reliable, cheap property manager (good buddy of mine); total expenses are around $1,125/moHaven’t added up all the numbers, but estimated renovation costs were about $25,000Reasons I am considering selling:Live in Dallas - don't want to deal with property out of townInterest Rates rising (slightly afraid of a market dip): my property manager will be leaving College Station in 2 years (once he graduates) and I might have trouble selling the place at that time if market is in bad shape; don't want to pay 12% for a conventional manager to handle it, but I could do that if need beConsidering buying and building in Dallas 'M streets' area (for primary residence, not investment) - which will be quite expensive; we have savings, but if we had to pay cash for a distressed home or lot in the area, then that would be tough without this capitalLooking to sell for about $230,000, which would be about a $50,000 profit:  don’t want to pay taxes on the gains, but I am unsure of how to manage the situationCan’t live in it for another year (to get to 2 of 5 years primary residence)1031 exchange to personal residence seems tricky – I assume I would have to exchange for another investment property, establish it as such, and then convert it to my personal residence sometime down the road; also the timing on these things seems absurd (45 days/180 days) unless you have something totally lined up, which I guess is the pointAm I up the creek and I should just sell it and pay the taxes?

I might need to do some finishing touches but overall not that much.