They also served him the papers in March- B sold the property to C (an LLC) on July 1, via a special deed- Late July, C sold to D (the wholesaler) who sold it to me - likely on the same day- September of 2024, the court decided in favor of Estate, B never replied.

Personally I would not look favorably upon a property management company with great online reviews.

I’ve seen more than a few cases where RE investments went sideways as people got older and weren’t able to manage so I’m generally in favor of liquidating for passive income before that happens.

Another angle is exploring Midwest markets, where similar properties often cash flow stronger and can offer higher long-term appreciation, so if relocation or out-of-state investment is an option, you could offset current losses by reinvesting in a more favorable market.

My typical ARV for a rental is somewhere around 200k so if I build around 40k of equity in each deal, if you have another source of active income and continue building a portfolio with that strategy, one day you're going to be very wealthy and those rentals are going to be cash flowing a lot better once interest rates are more favorable, rents go up, or you trade that equity into a better cash flowing asset.

From a neutral stand point I'd say having someone that works with the PM company assisting you in buying a house could be a possible conflict of interest not in your favor, I don't get that feeling with him. 

I sold REIT in favor of TSM which I feel has better long term growth potential. 

Oh, my HELOC fell out of my favor so i withdrew. 

Something like a 60/40 split in favor of Bob for doing 90% of the heavy lifting. 

The seller was open to a quick, as-is sale, which gave us a chance to negotiate favorable terms.