I can't show it like a regular real estate sale because I don't want to disturb the tenants.  

So if you think you need to keep that money close right now to sleep at night, do that.On the flip side though, nobody can time the market and although we've had quite the bull run Austin has a great profile-- strong in migration, low unemployment, and a booming tech sector.

Learn what it is like to be a landlord, and have a property manager manage the day to day.Being conservative is never going to make you the next Bill Gates, but remember the majority of ones wealth is created by their occupation as opposed to a levered portfolio of homes.Think of your next property as a conservative investment, one that is entirely paid off, so if for some reason the economy takes a turn or you have a month or two with no tenant you will sleep just fine.All good things take time so where is the rush anyway?

If it were me I'd try not to disturb them, let them keep the dog (especially since you have one coming), and let them continue paying under market rent rather than nothing.

For example, only sleeping 6 when you could get 8 or 10.

You can issue a warning letter anytime police are called for a disturbance.

On top of this I used a heloc for the down payment, the interest rate jumped up to 10%, that with the high mortgage interest of 7%, and constantly pouring money from our savings into the building has us both loosing a lot of sleep. 

Well, 6 for the 3 bedrooms, but what about additional sleeping options such as hide-a-bed couches in each of the living rooms, or a few single beds could be put in the other livingroom?

If you want to advertise "close to Scottsdale events," look at north Mesa near the upper Loop 202.Scottsdale has a limit of 6 adults (plus their dependent children) per home so they will be eyeing listings that advertise "Sleeps 20!"

I call my tenant who is apparently staying at his fathers, and I'm like WTF  - he's like they moved out... uh ... didn't you notice the old dude sleeping in the living room with this crazy person??