So you’re bleeding $7k/mo if you pay cash for the repairs.

Meaning, if with NO ratio on a DSCR loan...so less money to refinance...but you would be bleeding money every month on negative cashflow. 

I'll speak to litigation attorney and see if there is any hope but as grandma use to say: "you can't bleed a turnip".

Over leveraging one property to save a bleeding one is not wise.

Most landlords wait for a problem to land in their lap, then they waste a ton of time thinking, worrying, researching, and bleeding money before they ever take action.

I went to USC so I bleed cardinal and gold.

Stop the bleed, get a tenant who is able and willing to pay you (some of us would work 10 jobs before not meeting our financial obligations!)

Maybe selling is the best option stop the bleeding and do something that is more risk adverse. 

You have to pay fees, but you'll have a professional handling issues instead of bleeding money trying to figure it out for yourself, then you have your time free to pursue other things.

I understand realtors are basically private contractors and they o my get what they put in but with how the market is I don’t want to invest in my license and the fees and programs that are associated with it if I’m bleeding money