@Marci Stein Do you have any objective source that suggests soap or washer outflow is harmful to a sump pump?

Is there any harm (mainly tax liability) in waiting 3.5 years and both refinance the mortgage and transfer the title together? 

This could do more harm than good.

I believe you will need a very good reason for why it should be delayed with an explanation as to how it will benefit or at least not cause additional harm to the Trustee's beneficiary. 

Everything I read online says DO NOT use exterior stain on the interior due to the fact it gives off harmful chemicals. 

He was always safe in regards to PITI but you never know. liquidity won’t be a problem. only brought up owner occupancy of 1 unit to see if it added any benefit for cash out refinance or caused any harm.

Plus, many vape products come in a variety of flavors, are often less harmful, and can help reduce the risk of fire hazards associated with smoking indoors.

Anything that could potentially bring harm or problems to our tenants and our neighbors in the community.  

At least I know it's sitting on their credit report and preventing them from harming someone else.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.