In my view paying down or completely paying off a few of the better performing properties in this portfolio may be the least stressful option and would increase cashflow.Another thing I'm curious about is this "ghost cashflow" or "artificial cashflow" as you put it.

With technology being so prevalent, is it impossible to find and close on a deal completely online while only using a friend to view the property (for due diligence purposes) in the area where the deal is located?

It's completely up to each guests which they would rather have.

Do not confuse trust sales with Trustee's sales.When dealing with a trust sale a complete copy of the trust and all amendments needs to be provided to your title company.

Our duplex property in Ohio came with one unit ready for tenant and the other needing complete rehab.

(Ive never done a short sale in MA or VA where Im also licensed, so Im not sure the specifics on those 2 states) These days Id say universally, short sales are hard to complete as banks are not scared of having an REO to deal with.   

They were completely paid up at the point they stopped work and I haven't heard from them since last December when they finished. 

You and your IRA are completely different entities. 

Eviction is expensive, and if she's doing a bad job with the paint, maybe her security deposit will cover most of the cost of repainting the house if you let her complete the lease?

@Greg Deane I am in completely different market.