I know this is a potential out of the contract since they lied but I will table that option for now.The annoyance I am dealing with and found out is when I called her current landlord owner to the property which she is renting not a property manager he did not have a lot of nice things to say, but the supposed wife of this man gave a super rave review and he did say his wife was the primary person that deals with them. 

Given the rapid price increases in my market (South Philly), I am wondering if it makes sense to take some chips off the table and either sell 1-2 places outright, or simply do cash out ReFi (places would still be positive CF positive after refi).I am leaning the refi route as it will help me accumulate more properties, while I also expect modest appreciation in the coming years.

If you have a shi**y product, it's going to be empty, or you're going to be leaving money on the table by collecting less than you could (rather, giving up a high return on your capex improvements).Whenever I defend 'slublords' people think I am one. 

That ensures they exercise the option (if that 2 years of lease is what you are after) and that if they break early you didn't leave all that money on the table.

Are you going to pay them under the table?

They are making money under the table from the cooking and not reporting it.

Then if those numbers all come out for what they want for the property and gives you a nice profit on the whole deal then offer them some cash.You can set up a table for the areas near your investment area, This would give you a quick go to chart. 

My profession also lets me see that I am on the wrong side of the table when it comes to these types of deals/developments.

I have found following up with Facebook massages and phone calls increase your chances.Keep in mind most sales don’t happen until the 4th ask!

I have recently put in an offer on a HUD property and my Realtor just let me know that there are multiple offers on the table and they are asking me if i want to change my offer, leave it the same, etc.