You still need to build up a critical mass of cash value so that the fixed policy issue charges don't consume all the cash value.

It is a hassle and I am sick of dealing with it and gave him a 30 day to vacate.

Cap Rate - This should ONLY be used for commercial property because it is critical to pricing and obtaining a loan.

In the fix and flip business, time is critical and you don't want to mess around with having liens on the property when you put it on the market. 

Got a little busy and tied up with holidays, got sick and slowed things down Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Currently, I'm mixing in:- Market Updates- Equity Checkups (Annual)- "I thought about you" texts- Popular "around town" things to do updates- Phone CallsI haven't gotten into the "mailers" thing as of yet, but I'm likely going to do those for a couple of holidays or if I hear someone is sick, pregnant, etc. 

You are correct that getting a good team in place is critical to a successful deal. 

Evaluating trends in the number of vacant properties and average time to fill a vacant rental can be critical. • Housing Sales Statistics.

But the last few weeks I was out sick so couldn't go. 

Finding a good quality handyman that you can trust is absolutely critical unless you plan on doing everything yourself.