Currently have a duplex I’ve been in 3 yearsMortgage 3.65% pmt $850Tenant pays $875Heloc $30k——monthly $291The issue I am running into isRates are so high right now and it’s a lot harder to find another that will cover full mortgage.Does it make sense to leave somewhere that it is full covered to go to one that is not?

You would end up saving the higher interest rate on the HELOC as well as closing costs.

Why they need to inspect the interior when the exterior is pristine remains a mystery, but we don’t make the rules.

If prices are too high people will just go elsewhere.

I've been at 100% occupancy for my small spaces for the past 5 years.My only feedback is that $2 per month per sq ft NNN seems really high to me, but each market is different. 

The main reasin is for a better clearance of liability. with you editing a signed contract, that has a high Probability of letting a tenant be able to void the contract and it actually happening.

I know the process from beginning to end and documented this thoroughly.

I see two high end homes for rent, 50k, 70k, 210k per month..

This would end speculation and bring you a lot of credibility.Please post a deal that meets the criteria you claim you have "tons of examples" of. 

A lot of people negatively arbitrage their 30-year mortgage, after taxes, if they keep money in a high yield savings account instead of prepaying their mortgage, because the savings account pays 4.25%, and their mortgage rate is 3.75%.