But you can avoid that by simply maintaining your rental. 

Debit not Credit - to start, get good with maintaining a positive checking account balance.

People would say "What do you do for a living" I would respond with "I am a part time systems engineer and a part time Real Estate Agent....: Blah Blah...

The city may require you to maintain specific standards like architecture.

Its all over the net if you want to google it.Costs of maintaining a license vary state to state. 

With rents at $475/month and assuming 100% occupancy and 50% expenses that gives you $28,500 NOI and a cap rate of 6.7%.Let’s assume you do nothing but raise the rents and still maintain a 50% expense ratio you get an NOI of 39,000, with the same 6.7% cap you get a valuation of just over $582,000, which is a difference of $157,000, not $262,000.Where are you getting an 11 cap and 26% cash on cash?  

It was a lot to consider at the time with my limited income .She knew it would be very grueling managing a full time demanding job ,a family ,and maintaining her grades in a very challenging major .we also knew if she couldn’t cut it or pass the dissertation we would still be on the hook for the school loans and not only would she flunk out but we’d go bankrupt paying that massive loan without the new higher income to back it up .

Isn't there value in being able to hold it and maintain appreciation without losing the farm?

Each stairwell has three windows and the lights on each landing are connected to a timer. 

But, you may have a hard time renting to a new tenant if your rents are higher than nearby properties.A $25K HVAC system is extremely expensive.