As the saying goes - "Damned if you do, Damned if you don't" - so with neither option being where you want to be, getting out from the project and learning from it would be our recommendation.

The only debt outstanding I have are these 4 rental properties. 2 I have amazing rates on (3% and 3.5%) and have a decent amount of equity now. 

Read: Rich dad Poor Dad, Millionaire Fast lane, Bluefishing, David Greene's BRRRR  I frequent a ton of podcasts from BP, the amount of content is amazing and feedback on this forum is outstanding. 

Damn, that video disappeared post-haste.

Do some research on this site, and you will find some companies that are much more reputable, and don't have numerous outstanding lawsuits like the ones you mentioned. 

Very good property managers will hold your hand and make it a turn key experience, and give you outstanding cash flow.

The repayment terms for a 401k participant loan are equal monthly/quarterly payments of principal and interest (typically prime plus 1%) over a 5 year term (longer if used to acquire your principal residence).Please note that if you take a full $50,000 and then pay back the loan, you can't take another $50,000 until 12 months after the first loan was fully paid back.Per the loan offset rules that went into effect with the 2018 Tax and Job Act: if you leave your job and the loan is current at the time you leave your job but then the loan goes into default because you left your job, you will have until your tax return deadline (including any timely filed extension) to make the loan current by depositing the outstanding balance into an IRA (and thereby avoid the taxes and penalties that would otherwise apply).Please keep in mind the multiple loan rules:Under those rules, the sum of the balances of a participant's outstanding 401k loans under a single 401k plan (using the highest outstanding balance of each loan over the last 12 months) can't exceed 50% or $50,000 whichever is less.

This is an interesting strategy, I've been wanting to get into Tax Deeds, but you NEED to do serious due diligence on Lien and tax history of the properties to see if the deals are worth it... while hoping the previous owner doesn't come back and pay their outstanding taxes after they're notified

Negative rental history, eviction, or outstanding monies owed to a previous landlord are unacceptable.

Outstanding gas and electric company costs are estimates but should be invoiced in the next few weeks.