There have been a lot of recommendations to kick them out but you should take into account as you said they paid for 5 years without problems.... if that is that case then their current crisis is likely to be true... if they have been good tenants to you then maybe you should be good to them and give them a small gift of an extra month or two while getting family, church veteran groups to help out to find a solution.

Is there any economic growth or rejuvination going on there?  

Census.gov is a good free site to analyze economic data, population forecasts and identify trends.

I am trying to look for a submarket with a strong economic anchor in it.

I love getting them vacant if I can handle the economic vacancy.

HVAC unit or two goes out, multiple units become vacant at once, economic downturn, etc.100% financing is not problematic, with reserves...

Of course there are some good podcasts that cover real estate, finance and economics that you find helpful.  

So my only fear would be having the 10 years come due right in the middle of a major economic crisis when little to no money is available for refi.

If you go further inland, you run into economically depressed areas. 

There are many other factors related to Macroeconomics and Microeconomics if I write about here will begin to sound like a lecture in Marketing Economics – so let us stop here for now.*** Marketing analysts can figure out the trend of the economy performance and predicate the impact on the price of almost every and any thing that are offer to be sold or bought on today market included and not limited to REAL ESTATE PROPERTIES PRICES.Buyers:Inform your buyers what a higher interest rate means: Mr.