As it stands your cash flow is almost 5k a year (less maintenance/vacancy) and might grow more if you can raise rent.Bottom line could you do something with the 10k equity that will generate a better return?

So if I stand correct in my assumptions, My end buy would like to purchase somewhere between the best case and the worst.

You can spot these deceiving types by their advertising, "learn the secrets to" stands out and is probably the most abused, as real estate transactions, methods and strategies go back in history.

There's nothing like flying an airplane and then looking for the manual.At least you know that you the caller is not the person in charge, hence can't sell you the property.That person will have "standing" with sufficient capacity, powers and authority to transact. 

ie attach a small stand up storeage to the wall? 

I still don't think they are bad but from an investment stand point, not the best option clearly.  

I forget what year that was, but the Metropolitan and Palace Amusements were still standing, although ready for demo (probably 2008ish)

But closing gets delayed because property is in the name of LLC that is not in good standing with the state.

Tenant in one has been in place for 14 yrs (single mom and two school age sons), another for 8 yrs (single senior woman), another for 3 yrs (brother & sister) and we are gearing up to rent our newest acquisition, the smallest house, to another tenant (single mom and adult son).

Ill have to reach out to our vendors about these.Aaron - thanks for the rec, but we're looking for something a little more "upscale" We're planning on selling the house for $500-600sf so want something that will really stand out.