@Michael Smythe Great processes Michael!

Follow the lease and the laws in your state and start the eviction process.

But it's quite a big deal where we're located and often overlooked by newer investors getting into MTRs. 

I'd start the refinance process right away, or just pay it off, or sell. 

From day one I treated my involvement in real estate as a real business.This means, I had an advertising budget, a lead generating and follow up process, a back end process and money source and above all an experienced mentor.  

That refi allows me to recapitalize and repeat the process.

Mark, I am in the process of completing a HELOC with Wells Fargo.

Obtaining the FHA loan is great and you could repeat the process after about a year with the right lender.  

Top 3 reasons owners hire PMCs:1) No time to manage correctly2) No time to learn how to manage correcly: laws, documents, processes, etc.3) They're too nice and need someone to "save them from themselves"A good PMC can usually earn their fees by better managing the property/tenant than the owner, thereby:1) Increasing owners net profit2) Decreasing owner's time commitment, stress, headaches, etc.No matter what though, you should always plan to commit a couple of hours a month to manage your PMC.

The broker/LO misses something that gets caught late in the process and blows the loan up.