The house is a new construction in a Class C neighborhood.The tenants pay late rate ~50% of time, they damaged part of the garage, they have people not of the lease living there, and they leave trash in the yard.Part of me wants to keep these tenants because:-They do pay eventually-I don't want vacancy-The turnover costs could/will be high-How much more damage could they do?

It's debt you'd still have to pay back, but at least you will not touch one of those two amazing interest rates. 

Our occupancy rates have been 65-95% during the peak.

Our cash on cash return is essentially infinite as we make money on the delta between the yield of the discounted note that we purchase and the interest rate we pay to our passive private capital partners. 

If someone offered to finance this house to you at your current rates if you put down $250k would you do it?

Do the numbers make sense with each and all interest rates? 

Yes, having tenants pay ACH via a Tenant Portal software is best, but not all will cooperate and some will play games that result in NSF charges.We allow tenants to deposit cash/check/money order directly at our bank into our account.Many Class C & D tenants have challenges adapting to unfamiliar ways to pay and is often not worth the hassle (and possible evictions) to get them to change:(

At times, the seller may back out, you may not get financing to go through due to changes of lending practices due to (Covid19).

You had 3 of your 9 properties changing tenants.

You can generally get the best terms (max leverage and best rates) on an owner-occupied house.