I lost a tenant due to medical issues causing them to have to break their lease at no fault and it will cost me 2k more with current management to get a new tenant.So my question: Should I bite the bullet and get a new tenant or maybe find a new property manager that doesn't have such a high fee and use a HELOC or cash out refinance to fund further real estate purchases?

I lost a tenant due to medical issues causing them to have to break their lease at no fault and it will cost me 2k more with current management to get a new tenant.So my question: Should I bite the bullet and get a new tenant or maybe find a new property manager that doesn't have such a high fee and use a HELOC or cash out refinance to fund further real estate purchases?

seller financing installment salecan retire you from landlord to"the bank" BUT make sure yournote is bullet proof 10-20 pgs.so you can control income taxesthrough ammort/interest termsas the buyer needs you more LOL

This is not without issues (the biggest of which is getting more funds into the IRA/LLC after future contributions), but it is worth exploring if it might be a good fit for you.On the other hand, if you are not looking for as much control, I have a great deal of respect for Quest Trust Company and it's owner Quincy Long.  

That's over $10,000 lost in the course of the year with the 5% rate vs the 4%. 

Also look at easements (especially on the vacant land) and factor in parking driveways, will the city let you curb cut for additional access if needed or are you stick with what you have.Also look at the number of parking spaces needed for new builds vs what you have (will a new build trigger anything there), and consider if enough electrical is available at the site for new buildings.Is there a Town Approval Board or some other such PITA process you must go through to get building/remodeling permits, and how much control do they have over your actions (plus how long do they take to approve, and is it "The Old Boy Network" to get approved (???).

I'm lost on how to handle an issue we are experiencing. 

The perfect investment for me may be a horrible investment for my neighbor or you -- risk tolerance, expected IRR, control, diversification, etc all vary by individual preferences.

SchianoThis is all controlled by the Deed of Trust and note.

Our properties are so new it’s hard for them to get very distressed.You’ll have to live in it for 12 months (you said 6-12 so you have this under control, but you’re going to signs.