My expectation would be around $50,000 for drive and garage.I would likely not raise the rent more then 3% as they are such good renters and really take care of the place. 

Not enough information to have a strong opinion but I would be trying to get out from HOA's.I would stay you start talking to some Real Estate Pro's in a few markets to see if there are any interesting opportunities.Do the cash out refu once you have a solid plan in place... but if it cashflows, keep it. 

One thing I've done is called a supply place (non big box - stay away from Home Depot or Lowe's) and ask who they would recommend.  

They have offices in Syosset as well as the Hamptons.Happy to share my direct contact with you. 

The tenants have been late numerous times (which I have documented)  They have indicated that they will move out next week, but I am concerned that they might not or even worse destroy the place before moving.  

looking to place a bid on a trustee sale in los angeles under the sb10497 law for potential tenant bid.

So groups that have more capital available than they can place has no need to move to 506(c).  

We did have a place in LA for 18 years. 

Thanks for sharing Brian.

What a course does is put everything together sharing the stories and experiences of someone who has done it.