With either optIon or all of the above a rental increase from $475 to $625 would definitely be in order based on current rentals in town with no updates.

I looked out of state and am deciding to stay in state. 

Do I need to give them incentive to let the loan stay unpaid till the end and let it generate interest for me?

However, there are so many Guru books that harp on the Small Monthly Cash Flow I think the general population stays away from the Golden Opportunities which are the high Appreciating Investment Properties.

No one can predict the future, but if you'd like I can send you a market update of how Neptune real estate is performing YTD compared to other nearby towns.If you do decide to pursue Neptune, my office just listed 3 properties there (one single family, 2 multi family) all at 60-65% of assessed value and for $175,000 and less. 

By making sure it is counted on your tax returned as distributed into your name, if it stays in the company the lender won't count it.

Rent was earning me $950/month and was paying 12% on property management since i live 3/4 of the country away...Last month i owed 34k on the loan still, but the last comparable property in the same property area sold for 139k prior to the fire, with the townhouse being rebuilt new here within the next year, i expect the value to increase with the updates in the rebuild...Just wanted to get some input on situation, im financially able to cover this $505/month easily, but i feel like there is something i could be doing to offset this and figured the creative minds on here would help me out.

They asked to stay in the house and continue their lease, and I agreed, but they basically never moved back in, and bounced the next months rent check.I evicted them, but the eviction was served by mail, so we were not given an automatic judgment under Georgia law ( the tenant has to be personally served for an automatic judgment).Now I will have to take them to small claims court in order to collect the several thousands of dollars they owe me.Any suggestions on how to sue someone who is most likely staying on base, and thus not in my county but on Federal property?

This will be from our HELOC, needs updated but solid foundation, new roof, new AC and furnace.

Unfortunately this is a long distance rental so we broke rule #1 of being a landlord and depended on a 3rd party to provide us with updates on the property's condition.