@Michael MorenoAccording to your fact set you are running a deficit right now burning cash/depleting your reserves even before making the additional principal payment.  

Even if I’m upside down a total of $1,000 per month on PITIA + CAPEX that gives me 10 years to run before my reserves are depleted.

The HOA also makes my neighbors take care of their house so my property value isn’t depleted by them.

As for the house as it stands:$51k owed on mortgage2% interest rate, adjustable till 2018Houses go for $100k in the neighborhoodHamp incentive($1k applied to principal per year, payments made on time)$12k lien(credit card debt)biohazard clean up, cost ?

Mindy, I think you got a few good 3rd party ideas here;national insurance company discountBig Box store discountBuildium, Appfolio or other property management discountHow about a discount with a clean up co. like Serve Pro or Got Junk. you could even see about Legal advice. or national painting companies.

It's also unlikely that they have done any updating and kept up on all the maintenance so a lower offer is more reasonable and you have a renovation opportunity.Come up with a list of services you can offer to make it easy for them to sell (as-is) and to move (clean-up service).

Also, rethink your target seller, don't be afraid to alienate the others, and clean up any holes in your system, such how phone calls are handled.

Out doing a little social media "clean up" by responding to old posts that criticized the program?

I'll keep my short and sweet, I've always had a PM do the majority of my day to day and clean-ups, but at the end of the month I get billed and for each hour and they have a category with a quick explanation. 

There's even a person who started a crime scene cleanup business and also offers to buy the disaster properties from her clients vs cleaning them.