When I do refi or sell, I prioritize his deals to recycle the $ for the next buy. 

I'm a firm believer that setting up your own spreadsheet will give you the most knowledge about the data and allow you to prioritize what's important to you as opposed to a template.

If so, how are you prioritizing cash flow vs appreciation vs market value stability?

Investing now is going to have to weather some turbulence on rent growth & appreciation, but you're prioritizing scarcity.

Do local real estate market research so that you understand local culture, dynamics and business mentality, before purchasing anything.

https://www.nsarco.com/emotional-housing.htmlOne thing that stuck out at me, that may be why your friend is getting some push back is that the doctor letter has to be from a mental care provider, not just any doctor.Hope that helps.

I have to prioritize clients but this could be an interesting workaround.

Such documentation may come from a physician, a psychiatrist, a social worker, a counselor, a case manager, or some other mental health professional or practitioner who has treated or worked with the person who is claiming to have a disability, and such documentation should establish that [1] such person has a disability, and [2] the animal in question will provide some type of disability–related assistance or emotional support so that the tenant can enjoy his/her housing.

by the horns and take control.I'll reveal my bias and say anyone who legitimately needs the emotional support of three pitbulls should be in a mental hospital, but thats just me.

The only thing is that I would still have this huge debt burden(personal not the property) that makes it hard to go with that decision.I guess I thinking if I am able to clear all that and still have around 50k to start fresh then my mental well being would be healthier:) I could also use that money for a down payment down there as well.I also have some taxes that are on a payment plan that it would take care of as well.