You are always dealing with stuff; our entire city got flooded last August, I had 14 properties take in water from a historic storm (none of them in a flood plain, most was from sewer back-ups which only lasted an hour).If it makes you sleep better, why not sell and pay the taxes.

If nothing else, I am sick of paying the quarterly fee to my SD IRA for an asset that might go to zero. do you think you will get bought out realistically .. is the company sitting on cash to allow them to do this ?  

A lot of my past meetings were cancelled due to Tom supposedly being sick.

Ensure your self management is squared away, safety at the rentals is addressed (nothing crazy to where someone can get hurt, sick, or incurr loss), There is inside & outside liability & ways you can reduce both.

Im sick to my stomach since i read Sylvias post.

@Thomas Hartman what @Michael Smythe said is the rarely spoken truth, that there is no such thing as a "Good PMc", there is good PMc for you, good PMc for others, bad fit's and than just plain bad PMc's. 

Obvious next step.Outcome: Higher opt-in rates and fewer drop-offs.Step 4: Connect the follow-up – Deliver the magnet by email and kick off a short nurture.Outcome: Fast replies, booked calls, and warmer conversations.Step 5: Promote it everywhere – Pin it to your profiles, run a small ad, add a QR code to mailers, and link it from blog posts.Outcome: Consistent daily signups instead of random spikes.Sample Templates or ScenariosCampaign outline: “Thinking of Selling in [ZIP]”Audience: Owners in 66208 who plan to list in 3–6 monthsLead magnet: 7-page “Pricing and Prep Playbook for 66208”Landing page: Headline, 3 bullets, short form, privacy notePromotion: Two feed posts, one email to SOI, $10/day zip-code ad, QR on postcardFollow-up: 5-email series with tips, then invite to a short pricing consultEmail sequence (5 messages, plain text)Delivery: Link to the guide and one tip they can use todayStory: A quick win from a recent sale in their areaEducation: Common pricing mistake and how to avoid itSoft proof: Short review from a local clientNext step: Offer a quick call or home value reviewChecklist: “Weekend Prep for Show-Ready Photos”Clear counters and floorsLight bulbs matched and workingFresh towels and neutral linensCurb touch-ups and swept walkwaysScent neutral, windows cleanedInvestor scenario: “2-Unit Analyzer”Magnet: Google Sheet that calculates taxes, insurance, rent, vacancy, and cash-on-cashNurture: Three short emails on screening, maintenance, and lending contactsClose: Invitation to get on a weekly deals listMistakes to AvoidToo generic – “Ultimate home guide” sounds nice and converts poorlyToo hard to consume – Keep it short, skimmable, and useful on a phoneNo follow-up – If delivery is the end, the lead goes coldWeak headline – Lead with the outcome and the audienceAsking for too much – Start with name and email; add phone laterSet and forget – Update quarterly so advice and stats stay currentThe Bottom LineLead magnets work because they flip the script.

It really makes me sick that these scam artists run rampant while the SEC does absolutely nothing to combat the issues.

Maybe it is, or MAYBE the investments made were just plain UNSUCCESSFUL.  

For just plain motivated sellers its a bit trickier, but in theory it can be done.