I'm seeing less bums congregating in the park (winter might be a factor)If you "drive around" the park with google street view you will see some new builds and rehabs

Riding your bike to work vs bumming rides, then not driving ever or buying gas. 

Head down, bum up

We bought a place from a buy who had taken a lump sum for the year's lease, he was pretty bummed when he had to cough up the remaining 6 months worth of rent at closing time... 

The stress induced from having 4 roommates, working multiple jobs, and working my way into and through Nursing school finally put me back in a dr’s office and therapy, for both medications to help and processing triggers and abuse. 

I am very familiar with your product..You have very impressionable investors or first time investors on BP and they say OK well this person got rent for 6 months on time so I am going to jump in.. that in itself is not a reason to think every thing is perfect.. just isn't/And my quote of Chris was aimed at those Turn key companies that induce folks to invest with them with their one year rental guarantee..

You certainly should have anticipated this possibility, worded your agreements accordingly, and not set yourself up for this self induced trap.

I can hit all the bullets on your list there - but I'm bummed about the cash out refi situation.

PS- Not a lawyer just a  experienced aka experienced landlord who has create a 18 plus page lease with over 37 addendum's because she was tired of this ulcering inducing stress.

And, the bum baby mommas.