We are seeing LTV's come down just because of appreciation, the principle pay down does not get jucy until the second third of the amortization period. 

The only other thing we do for the cleaners is have a well working washer and dryer in place, a well stocked cleaning supplies closet, and then we have them do a deep clean once a month to clean fan blades, change vent filters, and restock the supply closet.

Look at it in the eyes of the 80/20 principle:20% of your properties give you 80% of the return20% of your tenants can cause you 80% of your problemsSell the properties that give you the most headaches/issues and least profitability  More info on the 80/20 principle:https://www.strategicinvestmentrealtors.com/blog/andrew-schulhof/apply-8020-rule-real-estate-investing 

Is there a way to avoid capital gains tax when trying to take money out of stocks and reinvesting into real estate?

Stocks... well that is been a roller coaster ride:(

I used to monitor a few specific stocks and place limit buy orders at the prior weeks low point. so if last weeks low was $2.20 and high was $2.35 then I placed the buy limit at $2.23 so as soon as the stock price reached that low my buy order would initiate. this was a waiting game but as soon as the buy initiated I would then place a sell limit at say $2.30 pocketing 3% earned on the investment minus the 2 $9.95 transaction costs. when playing with 30k this was decent money.

@Jovon English buy stocks in rideshare and marijuana or hemp.Other then that, I’d put down $ on a house and have a renter in it and build up equity through rental payments.With anything left over I’d invest it in stocks or keep cash aside for a rainy day.

I've unlocked some more specifics (I'll round off numbers):Principle: 103kEstimate out of pocket to bring current (HOA + Arrears) and attorney and repairs/flooring: 25kProperty value in this area - easily worth 150K with comps, but could be as high as 165K+Rental cashflow conservatively at $210Numbers on flip seem to put at a loss with realtor fees, closing fees again and holding costs for a few months.It doesn't make sense to me - all the ways I've flipped and evaluated numbers and what it would take for me to make this happen vs. the return and risk (although, I have the pieces lined up to move forward today if I'm ready to say "go").Appreciate your input.

On your sellers note does it stipulate that a portion of the rent payments would go towards the principle purchase price? 

He used some cash, some borrowed from us, and some advanced as a margin loan from his stock account.